C-O-A Mixed Use District Zoning Regulations in Arlington County, Virginia
The C-O-A Mixed Use District in Arlington County is designed to encourage coordinated high-density office, multiple-family, and hotel development in the immediate vicinity of Metrorail stations. Development within this Arlington County district is subject to strict density and height limitations tied to total site area, with maximum heights ranging from 100 feet to 216 feet depending on the specific use and site size. Most high-intensity mixed-use developments in the C-O-A district require special exception site plan approval to ensure consistency with the Arlington County General Land Use Plan.
Use Classification System
In Arlington County, uses within the C-O-A Mixed Use District are categorized by their permission level. A "P" indicates the use is permitted by-right; "U" indicates a special exception requiring use permit approval; "S" indicates a special exception requiring site plan approval; and "C" indicates a special exception requiring both use permit and site plan approval. A blank cell in the Arlington County use tables indicates the use is prohibited [Section 7.1.2].
Allowed Principal Uses
The following table summarizes the principal uses permitted within the Arlington County C-O-A Mixed Use District:
| Use Category | Specific Use Type | Permission Level |
|---|---|---|
| Residential | One-family detached | P |
| Recovery residence | P / U | |
| Multiple-family | S | |
| Assisted living facilities | S | |
| Nursing homes | S | |
| Group homes | S | |
| Public / Civic | Fire and police stations | P |
| Religious institutions (Churches, mosques, etc.) | P | |
| Colleges and universities | U | |
| Community centers / libraries / museums | U | |
| Schools (elementary, middle, high) | U | |
| Hospitals | S | |
| Social service institutions | U | |
| Minor utilities | P | |
| Major utilities | U | |
| Commercial / Office | Audio-visual production and broadcast studio | P |
| Financial services | P | |
| Government offices (federal, state, local) | P | |
| Offices (medical, dental, business, professional) | P | |
| Research and development, flex | P | |
| Trade or commercial school | P | |
| Urban agriculture | P | |
| Artisan workshop | P | |
| Branch banks | P | |
| Animal boarding | P | |
| Shared commercial kitchens | P | |
| Restaurants / Food catering | S | |
| Hotels or motels | S | |
| Retail sales (most types) | S | |
| Vehicle sales, rental, or leasing | C |
[Section 7.1.2]
Prohibited Uses
Any use not explicitly listed with a "P", "U", "S", or "C" in the Arlington County use tables is considered a prohibited use within the C-O-A Mixed Use District. Prohibited uses include, but are not limited to:
- Duplexes and Semidetached dwellings
- Townhouses (except those qualifying as multiple-family structures)
- Boarding houses or rooming houses
- Detention or correctional facilities
- Heavy industrial uses
- Vehicle body shops and vehicle service stations
- Wholesale trade uses
- Manufacturing and production (except artisan-scale uses)
[Section 7.1.2, Section 18.2]
Density and Dimensional Standards
Arlington County regulates the physical development of the C-O-A Mixed Use District through specific standards for by-right and special exception projects.
Special Exception Height Limits
Maximum building heights in the C-O-A district are determined by the total site area and the proposed use:
| Site Area (sq. ft.) | Office and Hotel Max Height (ft.) | Multiple-family / Elder Care Max Height (ft.) |
|---|---|---|
| 19,999 or less | 100 | 151 |
| 20,000 to 29,999 | 110 | 162 |
| 30,000 to 39,999 | 120 | 171 |
| 40,000 to 49,999 | 130 | 180 |
| 50,000 to 59,999 | 140 | 189 |
| 60,000 to 69,999 | 150 | 198 |
| 70,000 to 79,999 | 160 | 207 |
| 80,000 or more | 170 | 216 |
[Section 7.14.3.B.2]
Density (Floor Area Ratio)
The maximum Floor Area Ratio (FAR) for Arlington County C-O-A projects is allocated as follows:
| Site Area (sq. ft.) | Total Floor Area Ratio (FAR) | Max Office/Hotel/Comm. FAR |
|---|---|---|
| 4,999 or less | 1.0 | 0.5 |
| 5,000 to 9,999 | 1.5 | 0.75 |
| 10,000 to 14,999 | 2.0 | 1.0 |
| 15,000 to 19,999 | 2.5 | 1.25 |
| 20,000 to 29,999 | 3.0 | 1.5 |
| 30,000 to 39,999 | 3.5 | 1.75 |
| 40,000 to 49,999 | 4.0 | 2.0 |
| 50,000 to 59,999 | 4.5 | 2.25 |
| 60,000 to 69,999 | 5.0 | 2.50 |
| 70,000 to 79,999 | 5.5 | 2.75 |
| 80,000 or more | 6.0 | 3.0 |
[Section 7.14.3.D.3]
District-Specific Use Standards
The Arlington County zoning code mandates additional requirements for specific development types within the C-O-A district:
- Multiple-family Requirements: Any multiple-family structure in this district must maintain a minimum of 30 percent of the gross floor area (GFA) dedicated to multiple-family residential use [Section 7.14.3.D.3.d].
- Hotel Retail Requirements: Buildings where the primary use is a hotel must have 50 percent of the GFA located at the street level dedicated to retail use [Section 7.14.3.D.3.e].
- Residential Bonus: To encourage residential development, Arlington County may approve an additional 0.5 FAR for any project that is at least 90 percent committed to multiple-family use [Section 7.14.3.D.3.c].
Parking Standards
Off-street parking in the C-O-A Mixed Use District must be provided according to the following ratios:
| Use Type | Minimum Parking Requirement |
|---|---|
| Multiple-family Dwelling | 1.0 space per dwelling unit |
| Hotel | 1.0 space per guest room |
| Commercial / Office | 1.0 space per 530 sq. ft. of GFA* |
*Note: In projects with associated multiple-family uses, the commercial parking ratio increases to 1.0 space per 580 sq. ft. of GFA [Section 7.14.5.B].
Sections Cited
- §7.1. Commercial/Mixed Use (C) Districts Use Tables
- §7.1.2. Commercial/mixed use (C) districts principal use table
- §7.14. C-O-A, Mixed Use District
- §7.14.3. Density and dimensional standards
- §7.14.5. Site development standards
- §12.2.3. Residential use categories
- §12.2.4. Public, civic and institutional use categories
- §12.2.5. Retail, service and commercial use categories
- §12.2.6. Industrial use categories
- §18.2. General Terms Defined