C-O Crystal City District Setback and Placement Guide
In the C-O Crystal City: Mixed Use Crystal City district of Arlington County, by-right front setbacks are generally required to be 40 feet from the centerline of any street. While no side or rear yards are required for properties within this district under standard conditions, specific setbacks are triggered if the property line abuts a residential (R) or residential apartment (RA) district. Most modern development in the C-O Crystal City district is governed by site plan approvals, which utilize build-to lines and bulk-plane angles rather than traditional setbacks to define building placement [Section 7.16.5].
By-Right Setback Standards
The following table outlines the minimum requirements for building placement on a lot in the C-O Crystal City district when developing by-right.
| Setback Type | Requirement |
|---|---|
| Front (from Street Centerline) | 40 feet [Section 3.2.6.A.1(a)] |
| Side Yard | None required, unless abutting R or RA districts [Section 3.2.6.A.2(a)] |
| Rear Yard | None required, unless abutting R or RA districts [Section 3.2.6.A.2(a)] |
| Parking Setback | 10 feet (landscaped) from the exterior of a setback area [Section 14.3.3.E] |
Requirements for Abutting Residential Districts
When a property in the C-O Crystal City district abuts a residential (R) or residential apartment (RA) district, or contains windows/openings facing such districts, specific side and rear setbacks apply to protect the residential context.
Height-Based Yard Calculations
The setback for a wall in the C-O Crystal City district that abuts a residential zone is determined by the total height of the building. The minimum distance is calculated as 8 feet for the first 10 feet of building height, with an additional 2 feet of setback required for every 10 additional feet of building height (or fraction thereof) [Section 3.2.6.A.2(a)].
Site Plan and Build-To Standards
Because the C-O Crystal City district is intended to encourage high-density mixed-use development, the Arlington County Board often replaces standard setbacks with "Build-To" lines and "Bulk-Plane" requirements during the site plan approval process.
Build-To Lines
Development in the C-O Crystal City district is designed to advance the vision of the Crystal City Sector Plan, which emphasizes a high-quality public realm. Buildings are typically required to adhere to recommended build-to lines that place the building face near the sidewalk to create a consistent street wall [Section 7.16.1].
Bulk-Plane Angles and Tower Separation
Building placement in the C-O Crystal City district is further regulated by:
- Bulk-Plane Angles: Buildings must conform to specific angles to ensure adequate sunlight reaches public parks. This may require "step-backs" or sculpting of the building form at higher stories [Section 7.16.5.E].
- Tower Separation: Above the fifth floor, a minimum horizontal separation of 60 feet is generally required between building towers to ensure light, air, and privacy [Section 7.16.5.F].
Parking and Loading Placement
In the C-O Crystal City district, all parking must be located below grade or within a structure housing the primary use. If any above-grade parking is utilized, it must be lined with active programmed space if it faces a public open space or arterial street. If it faces other public streets or alleys, it must be treated with enhanced architectural facades [Section 7.16.5.H.4].
Sections Cited
- Section 3.2.6. Placement
- Section 7.16.1. Purpose (C-O Crystal City)
- Section 7.16.3. Density and Dimensional Standards (C-O Crystal City)
- Section 7.16.5. Site Plans (C-O Crystal City)
- Section 14.3.3. General Requirements (Parking)