Arlington County C-O-1.5 Mixed Use Zoning District Guide
The C-O-1.5 Mixed Use District in Arlington County provides for limited office development and high-rise residential or hotel redevelopment at a base commercial density of 1.5 F.A.R. Technical standards for the C-O-1.5 District allow building heights to reach up to 10 stories for multi-family uses on smaller sites and up to 18 stories for individual buildings on sites exceeding 20 acres. Most high-intensity uses, such as apartments and hotels, require the approval of a comprehensive site plan by the Arlington County Board.
Purpose and General Character
The primary purpose of the C-O-1.5 Mixed Use District is to facilitate limited office building land use and the redevelopment of older commercial and industrial areas into mixed-use environments. The Arlington County Zoning Ordinance intends for this district to support office buildings, hotels, multiple-family residences, and commercial or institutional uses [§7.11.1].
The character of the C-O-1.5 District is defined by its transitional nature, often acting as a buffer or a density-managed zone consistent with the Arlington County General Land Use Plan. Specific mixtures of uses and their resulting densities are determined through conditional use provisions to ensure they remain compatible with the surrounding neighborhood's community facilities, landscaped areas, and circulation patterns [§7.11.1].
Permitted Land Uses
Land uses in the Arlington County C-O-1.5 District are categorized by their level of impact and the type of approval required. Uses denoted with a "P" are permitted by-right, while "U" requires a use permit and "S" requires a site plan [§4.1.2].
Residential and Group Living
- Permitted By-Right: One-family detached dwellings and recovery residences (with eight or fewer residents) [§7.1.2, §12.3.9].
- Site Plan Required: Multiple-family dwellings, independent living facilities, assisted living facilities, and continuing care retirement communities [§7.1.2].
- Use Permit Required: Dormitories, fraternity and sorority houses, and group homes [§7.1.2].
Public, Civic, and Institutional
- Permitted By-Right: Religious institutions and minor utilities [§7.1.2].
- Use Permit Required: Colleges and universities, community centers, community swimming pools, libraries, child care centers, and elementary, middle, or high schools [§7.1.2].
- Site Plan Required: Hospitals [§7.1.2].
Commercial and Industrial
- Permitted By-Right: Offices (business, professional, medical, or government), restaurants, artisan beverage production, financial services, and most retail sales (such as bakeries, drug stores, and grocery stores) [§7.1.2].
- Use Permit Required: Kiosks, open-air markets, and membership clubs/lodges [§7.1.2].
- Site Plan and Use Permit Required: Vehicle sales, rental, or leasing facilities and vehicle service establishments [§7.1.2].
Density and Dimensional Standards
The Arlington County C-O-1.5 District maintains different standards for development occurring by-right versus those approved via the special exception site plan process.
By-Right Development Standards
| Type of Standard | One-Family Dwellings | All Other Uses |
|---|---|---|
| Lot Area, Minimum | 6,000 sq. ft. | 20,000 sq. ft. |
| Lot Width, Minimum Average | 60 ft. | 100 ft. |
| Height, Maximum | 35 ft. | 35 ft. |
| F.A.R., Max (Site < 9,999 sq. ft.) | N/A | 0.40 |
| F.A.R., Max (Site 10,000-19,999 sq. ft.) | N/A | 0.50 |
| F.A.R., Max (Site 20,000+ sq. ft.) | N/A | 0.60 |
Special Exception Standards
Development seeking higher intensity in the C-O-1.5 District must obtain County Board approval for a site plan [§7.11.3.B].
| Category | Office/Commercial | Apartment | Hotel |
|---|---|---|---|
| Density, Maximum | 1.5 F.A.R. | 72 units/acre | 110 units/acre |
| Height, Max (Site < 20 acres) | 8 stories | 10 stories | 10 stories |
| Height, Max (Site > 20 acres) | 12-18 stories* | 12-18 stories* | 12-18 stories* |
*On sites of 20 acres or larger, individual buildings may reach 18 stories, provided the average height across the entire site does not exceed 12 stories. No building exceeding 12 stories (for residential/hotel) or 8 stories (for office) may be located within 200 feet of a residential district with a lower height limit [§7.11.3.D.2].
Site Development and Use Regulations
- Mix of Uses: Any building or group of buildings in the Arlington County C-O-1.5 District may contain a mix of uses. However, no part of a site can be counted more than once when calculating the permitted density [§7.11.4.A].
- Parking: Parking requirements are calculated based on the specific uses within the development. For office and retail uses, the ratio is typically one space per 580 square feet of floor area on the first floor. This requirement can be modified through the site plan process [§7.11.5, §14.3.7].
- Retail/Entertainment Density: The Arlington County Board may allow restaurants, theaters, and community facilities to exceed standard density limits via site plan approval, following a special study of their parking requirements [§7.11.3.F].
- Building Placement: All development must comply with the bulk, coverage, and placement requirements established in Article 3 of the Arlington County Zoning Ordinance [§7.11.3.C].
Sections Cited
- §7.1 Commercial/Mixed Use (C) Districts Use Tables
- §7.1.2 Commercial/Mixed Use (C) Districts Principal Use Table
- §7.11 C-O-1.5, Mixed Use District
- §7.11.1 Purpose
- §7.11.2 Uses
- §7.11.3 Density and Dimensional Standards
- §7.11.4 District Use Standards
- §7.11.5 Site Development Standards
- §12.3.9 Recovery Residences
- §14.3.7 Required Parking and Standing Space
- §15.5 Site Plans