Allowed and Prohibited Uses in the C-O-2.5 Mixed Use District of Arlington County
The C-O-2.5 Mixed Use District in Arlington County is designed to facilitate high-rise redevelopment within designated planning districts, allowing for a combination of office, hotel, commercial, and residential uses. By-right development is limited to a height of 35 feet, while special exception site plans may achieve heights of up to 16 stories and a Floor Area Ratio (FAR) of 2.5 [Section 7.12.1, Section 7.12.3].
Overview of the C-O-2.5 Mixed Use District
In Arlington County, the C-O-2.5 Mixed Use District serves as a mechanism for limited office building land use and larger-scale redevelopment. Determinations regarding the specific mix of uses and densities are made based on the General Land Use Plan (GLUP) and approved plans for the area to ensure community facilities, open space, and utilities are adequately addressed [Section 7.12.1].
Allowed and Prohibited Principal Uses
The Arlington County Zoning Ordinance utilizes a principal use table to define which activities are permitted by-right, which require special exceptions, and which are prohibited. A blank cell in the use table indicates that a specific use is not allowed within the Arlington County C-O-2.5 Mixed Use District [Section 7.1.2].
Residential and Group Living Uses
The following table outlines the status of residential uses within the C-O-2.5 District of Arlington County:
| Use Type | Permission Status |
|---|---|
| One-family detached | Permitted (By-right) |
| Recovery residence | Permitted (By-right) / Use Permit Required |
| Independent living facilities | Site Plan Approval Required |
| Assisted living facilities | Site Plan Approval Required |
| Continuing care retirement communities | Site Plan Approval Required |
| Nursing homes | Site Plan Approval Required |
| Duplexes | Prohibited |
| Semidetached dwellings | Prohibited |
| Multiple-family dwellings | Prohibited (Unless modified by Site Plan) |
| Boarding houses and rooming houses | Prohibited |
Public, Civic, and Institutional Uses
Public and civic uses in the C-O-2.5 District of Arlington County are generally allowed subject to special exception approvals:
| Use Type | Permission Status |
|---|---|
| Churches, mosques, synagogues, and temples | Permitted (By-right) |
| Minor utilities (most types) | Permitted (By-right) |
| Colleges and universities | Use Permit Required |
| Community centers and swimming pools | Use Permit Required |
| Libraries, museums, and art galleries | Use Permit Required |
| Recreation centers | Use Permit Required |
| Child care centers and day care uses | Use Permit Required |
| Hospitals | Site Plan and Use Permit Required |
| Schools (elementary, middle, or high) | Use Permit Required |
| Social service institutions | Use Permit Required |
| Major utilities | Use Permit Required |
Retail, Service, and Commercial Uses
The Arlington County C-O-2.5 Mixed Use District allows for a broad range of commercial activities, many of which require site plan approval to ensure compatibility with high-density mixed-use environments:
| Use Type | Permission Status |
|---|---|
| Artisan beverage and Artisan workshop | Permitted (By-right) |
| Shared commercial kitchen | Permitted (By-right) |
| Audio-visual production and broadcast studio | Permitted (By-right) |
| Financial services | Permitted (By-right) |
| Offices (federal, state, local, medical, business) | Permitted (By-right) |
| Research and development, flex | Permitted (By-right) |
| Urban agriculture and Urban colleges | Permitted (By-right) |
| Branch banks | Permitted (By-right) |
| Restaurants and food catering | Site Plan Approval Required |
| Hotels or motels | Site Plan Approval Required |
| Movie or other theaters | Site Plan Approval Required |
| All other indoor entertainment and recreation | Site Plan Approval Required |
| Most retail sales (Drug stores, Groceries, Newsstands) | Site Plan Approval Required |
| Most personal services (Athletic clubs, Beauty parlors) | Site Plan Approval Required |
| Vehicle sales, rental, or service | Use Permit and Site Plan Required |
| Mortuaries and funeral homes | Use Permit and Site Plan Required |
Industrial and Prohibited Uses
Industrial uses are generally prohibited in the C-O-2.5 Mixed Use District of Arlington County, except for certain waste-related services which may be allowed by special exception:
- Prohibited Industrial Uses: Light industrial service (contractors, carpet cleaning, printing, sign making), Manufacturing and production (foundry, etc.), Heavy industrial, Warehouse and freight movement, and Wholesale trade [Section 7.1.2].
- Allowed by Use Permit: Solid waste transfer and recycling centers [Section 7.1.2].
Density and Dimensional Standards
Development within the Arlington County C-O-2.5 Mixed Use District must adhere to specific standards regarding lot size, height, and Floor Area Ratio (FAR). These standards vary between "by-right" development and "special exception" (site plan) development [Section 7.12.3].
| Standard Type | One-Family Dwelling (By-Right) | All Other Uses (By-Right) | Special Exception (Site Plan) |
|---|---|---|---|
| Minimum Lot Area | 6,000 sq. ft. | 20,000 sq. ft. | 20,000 sq. ft. |
| Minimum Lot Width | 60 ft. | 100 ft. | 100 ft. |
| Maximum Height | 35 ft. | 35 ft. | 12-16 stories (Up to 35 ft. for other uses) |
| Maximum FAR | N/A | 0.40 - 0.60* | 2.5 |
| Maximum Density | N/A | N/A | 115 units/acre (Apt); 180 units/acre (Hotel) |
*By-right FAR for non-residential uses is tiered: 0.40 for sites up to 9,999 sq. ft.; 0.50 for sites 10,000-19,999 sq. ft.; and 0.60 for sites 20,000 sq. ft. and above [Section 7.12.3.A].
Specific Use Standards
- Parking: Automobile parking must be provided as regulated in Section 14.3. For site plans, the County Board may approve specific parking requirements as part of the plan [Section 7.12.5.A].
- Mixed Use Calculations: In site plans, buildings may have a mix of uses, but no part of a site can be used more than once when calculating the permitted density of use [Section 7.12.4.A].
- Height Exceptions: By site plan approval, parapet walls may extend upward to screen mechanical penthouses and may be used for certain ancillary spaces such as private clubs, auditoriums, or restaurants [Section 7.12.3.D].
Sections Cited
- Section 7.1.2. Commercial/Mixed Use (C) Districts Principal Use Table
- Section 7.12.1. C-O-2.5, Mixed Use District Purpose
- Section 7.12.3. C-O-2.5 Density and Dimensional Standards
- Section 7.12.4. C-O-2.5 District Use Standards
- Section 7.12.5. C-O-2.5 Site Development Standards
- Section 14.3. Parking and Loading