Arlington County MU-VS District Setback and Placement Standards
In the MU-VS (Mixed Use – Virginia Square) district of Arlington County, buildings fronting on public streets are governed by a mandatory build-to line of 14 feet from the back of the curb. While there is generally no requirement for side or rear setbacks in this commercial/mixed-use district, a sliding-scale setback is triggered if the property abuts a residential (R or RA) district or if the building wall contains windows, starting at 8 feet for the first 10 feet of height.
Front Setback and Placement Requirements
Building placement in the MU-VS district is primarily regulated by a "build-to line" rather than a traditional minimum setback. Under the Arlington County Zoning Ordinance, buildings fronting on public streets must be placed exactly 14 feet from the back of the curb [§7.8.3.D.1].
The Zoning Administrator may allow for deviations from this 14-foot line if the area between the sidewalk and the building face is designed to be consistent with specific streetscape and landscaping standards [§7.8.3.D.1]. Furthermore, if a building wall is located further than 14 feet from the back of the curb, the area between the sidewalk and the wall must be landscaped and cannot result in a raised or depressed area of more than three feet [§7.8.5.B.4].
Side and Rear Setback Requirements
The MU-VS district follows the standard placement regulations for commercial districts in Arlington County. There are no minimum side or rear yard requirements for most developments [§3.2.6.A.2(a)]. However, setbacks are required under two specific conditions:
- If the building wall contains openings or windows (whether or not they can be opened).
- If the lot line abuts a Residential (R) or Residential Apartment (RA) district.
In these cases, the setback is determined by the height of the building [§3.2.6.A.2(a)].
Technical Setback Summary Table
The following table outlines the specific dimensional requirements for placement and setbacks within the Arlington County MU-VS district.
| Type of Setback | Requirement |
|---|---|
| Front (Build-to Line) | 14 feet from the back of the curb [§7.8.3.D.1] |
| Side (Standard) | None required (0 feet) [§3.2.6.A.2(a)] |
| Rear (Standard) | None required (0 feet) [§3.2.6.A.2(a)] |
| Side/Rear (Abutting R/RA or with windows) | 8 feet for the first 10 feet of building height, plus 2 feet for each additional 10 feet of height (or fraction thereof) [§3.2.6.A.2(a)] |
General Placement Standards
In addition to specific distances, the Arlington County Zoning Ordinance establishes the following rules for building placement in the MU-VS district:
- Definition of Build-to Line: A line established along a street frontage that defines the block face and establishes the specific placement of the building [§3.1.2].
- Landscaped Areas: Any required setback area used for parking (where permitted for one- or two-family dwellings) must be landscaped and properly maintained at all times [§14.3.3.I.1].
- Encroachments: Certain architectural features such as balconies, eaves, and trim may encroach up to four feet into required yards, provided they are no closer than five feet to any property line [§3.2.6.A.3(a)(3)].
Sections Cited
- §3.1.2 (Build-to line)
- §3.2.6 (Placement)
- §7.8.3 (MU-VS Density and dimensional standards)
- §7.8.5 (MU-VS Site development standards)
- §14.3.3 (General Parking requirements)