Fayetteville City Zoning Code
30-3.D. Residential
Base Zoning Districts
30-3.D.1. General Purposes
- Provide appropriately located lands for residential development that are consistent with the goals, objectives, and policies of the 2030 Joint Growth Vision Plan, the Cumberland County Land Use Plan, functional plans, and applicable small area plans.
- Ensure adequate light, air, privacy, and recreational and open space areas for each dwelling, and protect residents from the negative effects of noise, excessive population density, traffic congestion, flooding, and other significant adverse environmental impacts;
- Protect residential areas from fires, explosions, toxic fumes and substances, and other public safety hazards;
- Provide for residential housing choice, affordability, and diversity with varying housing densities, types, and designs, including accessory dwelling units;
- Provide for safe and efficient vehicular access and circulation and promote bicycle, pedestrian, and transit-friendly neighborhoods;
- Provide for public services and facilities needed to serve residential areas and accommodate public and semi-public land uses that complement residential development or require a residential environment while protecting residential areas from incompatible nonresidential development;
- Create neighborhoods and preserve existing community character while accommodating new development and redevelopment consistent with the City's goals and objectives; and
- Preserve the unique character and historic resources of the traditional neighborhoods and the community.
Effective on: 11/18/2013
30-3.D.2. Single-Family Residential 15 (SF-15) District
| SF-15 SINGLE-FAMILY RESIDENTIAL 15 DISTRICT | PURPOSE | |||||
| The Single-Family Residential 15 (SF-15) District is established to accommodate principally single-family detached residential development at low densities subject to the design standards in Article 30-5: Development Standards. It also accommodates two- to four-family dwellings designed to appear as single-family detached homes, and zero lot line development subject to the requirements of this Ordinance. District regulations are intended to discourage any use that substantially interferes with the development of single-family detached dwellings and that is detrimental to the quiet residential nature of the district. Also allowed are complementary uses usually found in residential zoning districts such as parks, open space, schools, and places of worship. | ||||||
| DIMENSIONAL STANDARDS | ||||||
| DIMENSIONAL STANDARD | SINGLE-FAMILY DETACHED DWELLINGS | TWO- TO FOUR- FAMILY DWELLINGS | ALL OTHER PRINCIPAL USES | ACCESSORY STRUCTURES | ||
| Lot area per unit, min. (sq. ft.) | 15,000 | n/a | ||||
| Lot width, min. (ft.) | 100 | n/a | ||||
| Lot coverage, max. (% of lot area) | 25 | [2] | ||||
| Height, max. (ft.) | 35 | 25; 15 where abutting a SF district or use and setback is less than 10' | ||||
| Front and corner side setback, min. (ft.) | 30 feet or 55 feet from centerline of private streets | Not allowed in front, side, or corner side setbacks | ||||
| Side setback, min. (ft.) | 15 | |||||
| Rear setback, min. (ft.) | 35; 20' when corner side setback is 30' or more | 5 | ||||
| Spacing, between buildings, min. (ft.) | n/a | 20 | 5 | |||
| Zero lot line development standards | Zero lot line shall comply with the maximum gross residential density standards. Setbacks and lot area for lots abutting the perimeter of the development shall meet the district minimums; otherwise no setbacks, lot area, lot coverage, or building spacing requirements shall apply [4] | |||||
NOTES: | ||||||
| Figure 30-3.D.2.a: SF-15 Typical Lot Pattern | Figure 30-3.D.2.b: SF-15 Typical Building Form |
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(Ord. No. S2011-014, § 1.2, 11-28-2011; Ord. No. S2012-001, Pt. 3, § 3.1, 1-23-2012; Ord. No. S2012-008, § 4, 4-23-2012; Ord. No. S2012-025, § 9, 11-13-2012; Ord. No. S2014-015, § 5, 8-11-2014; Ord. No. S2014-005, § 3, 1-27-2014; Ord. No. S2014-015, § 5, 8-11-2014; Ord. No. S2015-008, § 4, 8-10-2015; Ord. No. S2021-038, § 1, 10/25/2021; Ord. No. S2023-015, § 1, 03/23/2023)
Effective on: 8/10/2015
30-3.D.3. Single-Family Residential 10 (SF-10) District
| SF-10 SINGLE-FAMILY RESIDENTIAL 10 DISTRICT | PURPOSE | ||||
| The Single-Family Residential 10 (SF-10) District is established to accommodate principally single-family detached residential development at low densities, and to accommodate flexibly-designed residential development that provides variable housing types and arrangements that respond to environmental and site conditions. Uses within the district are subject to the design standards in Article 30-5: Development Standards. The district accommodates two- to four-family dwellings designed to appear as single-family detached homes and zero lot line development subject to the requirements of this Ordinance. District regulations discourage any use that substantially interferes with the development of single-family dwellings and that is detrimental to the quiet residential nature of the district. Also allowed are complementary uses usually found in residential zoning districts, such as parks, open space, minor utilities, accessory dwellings of up to 800 square feet in size, schools, and places of worship. | |||||
| DIMENSIONAL STANDARDS | |||||
| DIMENSIONAL STANDARD | SINGLE- FAMILY DETACHED DWELLINGS | SINGLE- FAMILY ATTACHED DWELLINGS | TWO- TO FOUR- FAMILY DWELLINGS | ALL OTHER PRINCIPAL USES | ACCESSORY STRUCTURES |
| Lot area per unit, min. (sq. ft.) | 10,000 | 9,000 | 7,500 | 10,000 | n/a |
| Lot width, min. (ft.) | 75 | n/a | |||
| Lot coverage, max. (% of lot area) | 30 | [2] | |||
| Height, max. (ft.) | 35 | 25; 15 where abutting a single- family district or use and the setback is less than 10' | |||
| Front and corner side setback, min. (ft.) | 30 feet or 55 feet from centerline of private streets | Not allowed in front, side, or corner side setbacks | |||
| Side setback, min. (ft.) | 10 | ||||
| Rear setback, min. (ft.) | 35; 20' when corner side setback is 30' or more | 5 | |||
| Spacing between buildings, min. (ft.) | n/a | 20 | 5 | ||
| Zero lot line development standards | Zero lot line development shall comply with the maximum gross residential density standards. Setbacks and lot area for lots abutting the perimeter of the development shall meet the district minimums; otherwise no setbacks, lot area, lot coverage, or building spacing requirements shall apply. [4] | ||||
| NOTES: [1] [Reserved]. [2] Accessory structures/use areas shall not exceed 25 percent of the allowable lot coverage. However, with the exception noted in this footnote, accessory structures shall not exceed 1200 square feet in size, and any accessory structure with a footprint over 700 square feet must be set back an additional 5 feet from any lot line. When the accessory structure is adjacent to a business zoning district the additional setback requirement shall not apply and the only size limitation is the 25 percent of the allowed building coverage. Notwithstanding the foregoing, accessory uses/structures on lots of at least one acre and that exceed the maximize size above shall comply with the footprint and setback requirements of Section 30-4.D.3.w, Accessory uses/structures on large residential lots. [3] [Reserved.] [4] Zero lot line development is subject to standards in Section 30-3.B.2 and, on a tract or site of three acres in area or less may require approval of a Neighborhood Compatibility Permit (see Section 30-2.C.21 Neighborhood Compatibility Permit). | |||||
| Figure 30-3.D.3.a: SF-10 Typical Lot Pattern | Figure 30-3.D.3.b: SF-10 Typical Building Form |
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(Ord. No. S2011-014, § 1.2, 11-28-2011; Ord. No. S2012-001, Pt. 3, § 3.1, 1-23-2012; Ord. No. S2012-025, § 9, 11-13-2012; Ord. No. S2014-015, § 5, 8-11-2014; Ord. No. S2014-005, § 3, 1-27-2014; Ord. No. S2014-015, § 5, 8-11-2014; Ord. No. S2015-008, § 4, 8-10-2015; Ord. No. S2021-038, § 2, 10/25/2021; Ord. No. S2023-016, § 1, 03/23/2023)
Effective on: 8/10/2015
30-3.D.4. Single-Family Residential 6 (SF-6) District
| SF-6 SINGLE-FAMILY RESIDENTIAL 6 DISTRICT | PURPOSE | ||||
| The Single-Family Residential 6 (SF-6) District is established and intended to accommodate principally single-family detached residential development at moderate densities that is designed to respond to environmental and site conditions. It also accommodates two- to four-family dwellings, single-family attached, and zero lot line development subject to the requirements of this Ordinance. All uses in the district are subject to the design standards in Article 30-5: Development Standards. District regulations discourage any use that substantially interferes with the development of single-family dwellings and that is detrimental to the quiet residential nature of the district. Also allowed are complementary uses usually found in residential zoning districts, such as parks, open space, minor utilities, accessory dwellings, schools, and places of worship. | |||||
| DIMENSIONAL STANDARDS | |||||
| DIMENSIONAL STANDARD | SINGLE- FAMILY DETACHED DWELLINGS [1] | SINGLE- FAMILY ATTACHED DWELLINGS | TWO- TO FOUR- FAMILY DWELLINGS | ALL OTHER PRINCIPAL USES | ACCESSORY STRUCTURES |
| Lot area per unit, min. (sq. ft.) | 6,000 | 5,000 | 6,000 | n/a | |
| Lot width, min. (ft.) | 60 | n/a | |||
| Lot coverage, max. (% of lot area) | 40 | [1] | |||
| Height, max. (ft.) | 35 | 25; 15 where abutting a single- family district or use and the setback is less than 10' | |||
| Front and corner side setback, min. (ft.) | 25 feet or 55 feet from centerline of private streets | Not allowed in front, side, or corner side setbacks | |||
| Side setback, min. (ft.) | 10 | ||||
| Rear setback, min. (ft.) | 30; 15 when corner side setback is 25 or more | 5 | |||
| Spacing, between buildings min. (ft.) | n/a | 20 | 5 | ||
| Zero lot line development standards | Zero lot line development shall comply with the maximum gross residential density standards. Setbacks and lot area for lots abutting the perimeter of the development shall meet the district minimums; otherwise no setbacks, lot area, lot coverage, or building spacing requirements shall apply. [4] | ||||
NOTES: [1] Accessory structures/use areas shall not exceed 25 percent of the allowable lot coverage. However, with the exception noted in this footnote, accessory structures shall not exceed 1200 square feet in size, and any accessory structure with a footprint over 700 square feet must be set back an additional 5 feet from any lot line. When the accessory structure is adjacent to a business zoning district the additional setback requirement shall not apply and the only size limitation is the 25 percent of the allowed building coverage. Notwithstanding the foregoing, accessory uses/structures on lots of at least one acre and that exceed the maximize size above shall comply with the footprint and setback requirements of Section 30-4.D.3.w, Accessory uses/structures on large residential lots. [2] [Reserved.] [3] [Reserved.]. [4] Zero lot line development is subject to standards in Section 30-3.B.2 and, on a tract or site of three acres in area or less may require approval of a Neighborhood Compatibility Permit (see Section 30-2.C.21 Neighborhood Compatibility Permit). | |||||
| Figure 30-3.D.4.a: SF-6 Typical Lot Pattern | Figure 30-3.D.4.b: SF-6 Typical Building Form |
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(Ord. No. S2011-008, § 6, 7-25-2011; Ord. No. S2011-014, § 1.2, 11-28-2011; Ord. No. S2012-001, Pt. 3, § 3.1, 1-23-2012; Ord. No. S2012-008, § 4, 4-23-2012; Ord. No. S2014-015, § 5, 8-11-2014; Ord. No. S2014-005, § 3, 1-27-2014; Ord. No. S2014-015, § 5, 8-11-2014; Ord. No. S2015-008, § 4, 8-10-2015; Ord. No. S2021-038, § 3, 10/25/2021; Ord. No. S2023-018B, § 1, 03/23/2023)
Effective on: 8/10/2015
30-3.D.5. Mixed Residential 5 (MR-5) District
| MR-5 MIXED RESIDENTIAL 5 DISTRICT | PURPOSE | |||||
| The Mixed Residential 5 (MR-5) district is established and intended to meet the diverse housing needs of City residents by accommodating a wide variety of residential housing types and arrangements at moderate to high densities, including single-family detached dwellings, two- to four-family dwellings, multi-family dwellings, and other residential development that may include single-family attached dwellings, and zero lot line development subject to the requirements of this Ordinance. All development in the district shall comply with the design standards in Article 30-5: Development Standards. MR-5 districts may also include centrally-located open space, complementary institutional uses (e.g., religious institutions, post offices, police sub-stations), day care facilities, and limited small-scale neighborhood-serving convenience retail uses (See 30-4.D. Accessory Uses). | ||||||
| DIMENSIONAL STANDARDS | ||||||
| DIMENSIONAL STANDARD | SINGLE- FAMILY DETACHED DWELLINGS | SINGLE- FAMILY ATTACHED DWELLINGS | TWO- TO FOUR- FAMILY DWELLINGS | MULTI- FAMILY DWELLINGS | ALL OTHER PRINCIPAL USES [1] | ACCESSORY STRUCTURES |
| Lot area per unit, min. (sq. ft.) [2] | 5,000 for 1st unit, then 4,000 | 4,000 | 15,000+ 1,000 per unit | 5,000 | n/a | |
| Lot width, min. (ft.) | 50 | n/a | ||||
| Gross residential density, max. (dwelling units/ acre) [3] | 20; 24 if property abuts an Arterial, Collector, or Major Street (as defined in Article 30-9, Definitions) | n/a | ||||
| Lot coverage, max. (% of lot area) | 55 | [4] | ||||
| Height, max. (ft.) [3] | Greater of six stories or 75 feet | 25; 15 where abutting a single-family zoning district or use with setback less than 10 feet | ||||
| Front and corner side setback, min. (ft.) [5] | 25 feet or 50 feet from centerline of private streets | Not allowed in front or corner side setbacks | ||||
| Side setback, min. (ft.) | 10 | |||||
| Rear setback, min. (ft.) | 30; 15 when corner side setback is 25 or more | 5 | ||||
| Spacing between buildings, min. (ft.) | n/a | 20 | 5 | |||
| Zero lot line development standards | Zero lot line development shall comply with the maximum gross residential density standards. Setbacks and lot area for lots abutting the perimeter of the development shall meet the district minimums; otherwise no setbacks, lot area, lot coverage, or building spacing requirements shall apply. [6] | |||||
NOTES: [1] Including live/work units and upper-story residential development. [2] In cases where lot area and gross density conflict, the standard resulting in the lesser number of dwelling units shall control. [3] Gross residential density and maximum height may be increased through provision of sustainable development features in accordance with Section 30-5.N, Incentives for Sustainable Development Practices. [4] Accessory structures/use areas shall not exceed 25 percent of the allowable lot coverage. However, with the exception noted in this footnote, accessory structures shall not exceed 1200 square feet in size, and any accessory structure with a footprint over 700 square feet must be set back an additional 5 feet from any lot line. When the accessory structure is adjacent to a business zoning district the additional setback requirement shall not apply and the only size limitation is the 25 percent of the allowed building coverage. [5] Minimum front (and corner side) setbacks for multi-family and nonresidential uses may be reduced to 15 feet when off-street parking is located to the side or rear of buildings and buildings are located proximate to the street (or corner) rights-of-way. [6] Zero lot line development is subject to standards in Section 30-3.B.2 and, on a tract or site of three acres in area or less may require approval of a Neighborhood Compatibility Permit (see Section 30-2.C.21 Neighborhood Compatibility Permit).
| ||||||
| Figure 30-3.D.5.a: MR-5 Typical Lot Pattern | Figure 30-3.D.5.b: MR-5 Typical Building Form |
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(Ord. No. S2011-014, § 1.2, 11-28-2011; Ord. No. S2012-001, Pt. 3, § 3.1, 1-23-2012; Ord. No. S2012-018, § 1.0, 9-10-2012; Ord. No. S2014-002, § 6a, 1-13-2014; Ord. No. S2014-005, § 3, 1-27-2014; Ord. No. S2014-015, § 5, 8-11-2014; Ord. No. S2015-008, § 4, 8-10-2015; Ord. No. S2019-018, 1, 04/23/2019; Ord. No. S2021-041, § 1, 10/25/2021)
Effective on: 8/10/2015
30-3.D.6. Manufactured Home (MH) District
| MH MANUFACTURED HOME DISTRICT | PURPOSE | |
| The Manufactured Home (MH) district is established and intended to accommodate the development of manufactured home parks that enhance the availability of affordable housing without sacrificing such amenities as recreation, open space, and landscaping. | ||
| DIMENSIONAL STANDARDS | ||
| DIMENSIONAL STANDARD | MANUFACTURED HOMES AND PRINCIPAL BUILDINGS | ACCESSORY STRUCTURES |
| MANUFACTURED HOME PARK SITE STANDARDS | ||
| Site area, min. (acres) | 3 | n/a |
| Site area, max. (acres) | 30 | n/a |
| Number of manufactured home spaces, min. | 10 | n/a |
| INDIVIDUAL MANUFACTURED HOME SPACE STANDARDS | ||
| Area, min. (sq. ft.) | 4,000 | n/a |
| Width, min. (ft.) | 40 | n/a |
| BUILDING STANDARDS | ||
| Setback from any manufactured home space boundary, min. (ft.) | 10 | 5 |
| Setback from street, min. (ft.) | 30 | 30 |
| Setback from park perimeter, min (ft.) | 30 | 10 |
| Spacing between manufactured homes, between manufactured homes and other principal buildings, and between other principal buildings (ft.) | 30 | 5 |
|
Figure 30-3.D.6.a: MH Typical Lot Pattern |
Figure 30-3.D.6.b: MH Typical Building Form |
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Effective on: 11/18/2013