Arlington County R-10 One-Family Dwelling District Use Guide
The R-10 district in Arlington County is primarily established to support one-family detached dwellings on lots with a minimum area of 10,000 square feet and a minimum width of 80 feet. While the district is predominantly residential, it permits certain community and institutional uses through special exception use permits, provided they maintain the neighborhood's low-density character. Most commercial, retail, and industrial activities are strictly prohibited within the Arlington County R-10 zoning designation to protect the health, safety, and welfare of the public [§1.2, §5.3.1].
Primary Allowed Uses in the R-10 District
Uses in the Arlington County R-10 district are categorized by how they are approved: "By-Right" (permitted with administrative approval), "Use Permit" (requiring a special exception from the County Board), or "Site Plan" (requiring more intensive development review) [§5.1.2].
Residential and Group Living Uses
The following table outlines the residential permissions within the R-10 district of Arlington County.
| Specific Use Type | Permission Level | Use Standards |
|---|---|---|
| One-family detached dwellings | By-Right (P) | [§12.3.10] |
| Recovery residences (8 or fewer residents) | By-Right (P) | [§12.3.9] |
| Recovery residences (9+ residents) | Use Permit (U) | [§12.3.9] |
| Dormitories | Use Permit (U) | [§12.3.3] |
| Fraternity and sorority houses | Use Permit (U) | [§12.3.5] |
| Group homes | Use Permit (U) | [§12.3.6] |
Public, Civic, and Institutional Uses
Arlington County allows for several community-oriented uses in the R-10 district, typically requiring a Use Permit to ensure compatibility with surrounding residential structures [§5.1.2].
| Specific Use Type | Permission Level | Use Standards |
|---|---|---|
| Churches, mosques, synagogues, and temples | By-Right (P) | None listed |
| Schools (elementary, middle, and high) | Use Permit (U) | [§12.4.1] |
| Colleges and universities | Use Permit (U) | None listed |
| Libraries, museums, and art galleries | Use Permit (U) | None listed |
| Community centers and swimming pools | Use Permit (U) | [§12.4.8] |
| Child care centers | Use Permit (U) | [§12.4.1] |
| Hospitals | Use Permit (U) | [§12.4.2] |
Accessory and Temporary Uses
Accessory uses in the R-10 district must be clearly incidental and subordinate to the principal one-family dwelling [§12.9.1].
- Accessory Dwellings: Permitted by-right within or attached to one-family dwellings, subject to specific size and occupancy standards [§12.9.2].
- Family/Caregiver Suites: Allowed as an accessory use within a main dwelling to house relatives or caregivers [§12.9.8].
- Home Occupations: Permitted by-right if they are subordinate to the residential use and meet strict limitations on employees and signs [§12.9.11].
- Accessory Homestay: Allowed as a form of home occupation for short-term lodging (less than 30 days) [§12.9.12].
- Family Day Care Homes: Permitted by-right for 1 to 12 children [§12.9.9].
Prohibited Uses in the R-10 District
In Arlington County, any use not explicitly listed as permitted (P), allowed by use permit (U), or allowed by site plan (S) in the principal use table is prohibited [§5.1.2.D]. Prohibited uses in the R-10 district include, but are not limited to:
- Commercial and Retail: General retail sales, restaurants, bars, banks, and vehicle sales are not permitted [§5.1.2].
- Industrial: All manufacturing, production, warehouse, and heavy industrial uses are strictly forbidden [§5.1.2].
- Higher Density Residential: Standard duplexes and townhouses are generally prohibited unless they qualify under the "Expanded Housing Option" (see below) [§10.4].
- Specific Service Uses: Animal shelters, pawnshops, and vehicle body shops are not allowed [§5.1.2].
Technical Development Standards for R-10
All development in the Arlington County R-10 district must adhere to specific dimensional requirements to maintain the established density [§5.3.3].
| Standard | Requirement |
|---|---|
| Minimum Lot Area | 10,000 sq. ft. |
| Minimum Average Lot Width | 80 feet |
| Maximum Building Height | 35 feet |
| Standard Maximum Lot Coverage | 32% |
| Maximum Main Building Footprint (sf) | 3,500 sq. ft. |
Expanded Housing Option (EHO) Special Provisions
Arlington County allows for "Expanded Housing Option" (EHO) developments within the R-10 district. This allows for limited higher-density housing types on sites that meet specific criteria [§10.4.2].
- Allowed EHO Uses: Duplexes, semidetached dwellings, townhouses (max 3 units), and multiple-family buildings (max 6 units) [§10.4.3].
- EHO Minimum Site Area: For 2–4 dwellings, the minimum site area is 10,000 sq. ft. For 5–6 dwellings, the minimum is 10,000 sq. ft. (same as standard R-10) [§10.4.4].
- Annual Limit: Arlington County limits the number of EHO permits across the R-8, R-10, and R-20 districts to a combined total of 21 per calendar year [§10.4.7].
Sections Cited
- Article 1. Introductory Provisions
- Article 5. Residential (R) Districts
- Article 10. Unified Developments
- Article 12. Use Standards