Arlington County RA14-26 Multiple-Family Dwelling District Guide
The RA14-26 Multiple-family Dwelling District in Arlington County is a high-density residential zone primarily intended for apartment and townhouse development with a standard height limit of 3.5 stories or 35 feet [Section 6.2.3]. Minimum lot areas for multiple-family structures in the RA14-26 district start at 7,500 square feet, and the County Board may grant special exceptions to increase density and height for projects providing low- or moderate-income housing [Section 6.2.3, Section 12.3.7].
Purpose and General Character
The specific purpose statement for the RA14-26 Multiple-family Dwelling District is reserved within the ordinance [Section 6.2.1]. However, the general character of the Arlington County RA14-26 district is established through its density and dimensional requirements, which favor multiple-family buildings and townhouses while allowing for the preservation of existing one-family detached dwellings [Section 6.2.3, Section 12.3.4]. The RA14-26 district serves as a high-density residential classification that permits a transition from lower-density residential zones to more intense commercial or mixed-use areas.
Permitted Land Uses
Arlington County classifies uses in the RA14-26 district into those permitted by-right, those requiring use permit approval, and those requiring site plan approval.
Residential Uses
| Use Type | Permission Level |
|---|---|
| One-family detached | By-right [Section 6.1.2] |
| Duplexes | By-right (P) or Site Plan (S) [Section 6.1.2] |
| Semidetached | By-right (P) or Site Plan (S) [Section 6.1.2] |
| Multiple-family | By-right (P) or Site Plan (S) [Section 6.1.2] |
| Townhouses | By-right (P) or Site Plan (S) [Section 6.1.2] |
| Independent living facilities | Site Plan approval [Section 6.1.2] |
| Recovery residence | By-right (P) or Use Permit (U) [Section 6.1.2] |
| Assisted living facilities | Site Plan approval [Section 6.1.2] |
| Group homes | Use Permit approval [Section 6.1.2] |
Public, Civic, and Institutional Uses
| Use Type | Permission Level |
|---|---|
| Churches, mosques, synagogues, and temples | By-right [Section 6.1.2] |
| Schools, elementary, middle, and high | Use Permit approval [Section 6.1.2] |
| Colleges and universities | Use Permit approval [Section 6.1.2] |
| Libraries, Museums, and Art Galleries | Use Permit approval [Section 6.1.2] |
| Hospitals | Use Permit approval [Section 6.1.2] |
| Community Centers and Swimming Pools | Use Permit approval [Section 6.1.2] |
Commercial and Other Uses
The Arlington County RA14-26 district generally prohibits industrial and heavy commercial activities. Limited commercial uses like Bed and Breakfasts and Open-air markets may be established via Use Permit [Section 6.1.2]. Agriculture and small cell telecommunications facilities are permitted by-right [Section 6.1.2].
Density and Dimensional Standards
Development within the RA14-26 Multiple-family Dwelling District must adhere to specific lot and building size requirements.
| Standard Type | One-family Dwelling | Two-family (Semi-detached) | Multiple-family / Townhouse | All Other Uses |
|---|---|---|---|---|
| Min. Site Area | 6,000 sq. ft. | 7,000 sq. ft. | 7,500 sq. ft. | 5,000 sq. ft. |
| Min. Lot Area | 6,000 sq. ft. | 3,500 sq. ft. | 7,500 sq. ft. | 5,000 sq. ft. |
| Min. Lot Width | 60 feet | 35 feet | 75 feet | 50 feet |
| Max. Height (Feet) | 35 feet | 35 feet | 35 feet | 35 feet |
| Max. Height (Stories) | N/A | 3.5 stories | 3.5 stories | N/A |
| Min. Floor Area/Unit | N/A | 750 sq. ft. | N/A | N/A |
[Section 6.2.3]
Special Exception Height and Density
Arlington County allows for increased density and height in the RA14-26 district under special exception site plan options, particularly for low- and moderate-income housing. For such projects, the maximum height may be increased to 60 feet, and density may be increased by up to 25 percent above the standard limit, allowing for 24 units per acre [Section 12.3.7].
Site Development and Parking
Arlington County requires that all development in the RA14-26 district comply with site development standards, including parking and landscaping.
| Use Type | Minimum Parking Requirement |
|---|---|
| Dwellings (other than 1- and 2-family) | 1 & 1/8 spaces for each of the first 200 units; 1 space for each unit thereafter [Section 14.3.7] |
| One- and two-family dwellings | 1 space per dwelling unit [Section 14.3.7] |
| Hospitals | 1 space per 4 beds [Section 14.3.7] |
| Libraries and Museums | 1 space per 500 sq. ft. of floor area [Section 14.3.7] |
Parking areas in the RA14-26 district must include a landscaped strip at least five feet wide where the area abuts streets or sidewalks [Section 14.2.4]. Furthermore, all lighting must be hooded and arranged to confine light rays within the property lines [Section 14.4.2].
Sections Cited
- Article 6. Multiple-family (RA) Districts
- §6.1. Multiple-family (RA) Districts Use Tables
- §6.2. RA14-26, Multiple-family Dwelling District
- Article 12. Use Standards
- §12.3.4. Townhouse, semidetached and existing one-family
- §12.3.7. Low- and moderate-income housing
- Article 14. Site Development Standards
- §14.2.4. Parking area landscaping
- §14.3.7. Required parking and standing space
- §14.4.2. Parking areas and walkways