C-O Mixed Use District Guide: Arlington County, Virginia
The Arlington County C-O Mixed Use District is a high-intensity zoning classification designed to encourage high-rise office, hotel, and multiple-family residential development primarily within the vicinity of Metrorail stations. Under special exception site plan approval, the Arlington County C-O district permits a maximum floor area ratio (FAR) of 3.8 for commercial uses and 4.8 for residential uses, with building heights reaching up to 180 feet [Section 7.13.1, Section 7.13.3].
Purpose and General Character
The primary purpose of the Arlington County C-O Mixed Use District is to provide for limited office building land use while encouraging the comprehensive rebuilding of older commercial areas near transit hubs. The general character of the C-O district is defined by its transit-oriented nature, focusing on high-density development that balances commercial and residential needs as identified in the Arlington County General Land Use Plan (GLUP). Development in the C-O district is expected to integrate community facilities, open spaces, and landscaped areas while maintaining professional standards of architecture and urban design [Section 7.13.1].
Permitted Land Uses
The Arlington County C-O district allows for a broad range of uses. These are classified as being permitted by-right (P), requiring a use permit (U), or requiring site plan approval (S).
Residential and Group Living
The Arlington County C-O district accommodates various residential housing types, with high-density multiple-family units being a core focus.
| Specific Use Type | Permission Type |
|---|---|
| One-family detached | Permitted by-right (P) |
| Multiple-family | Site plan approval required (S) |
| Townhouses | Permitted by-right (P) |
| Independent living facilities | Site plan approval required (S) |
| Assisted living facilities | Site plan approval required (S) |
| Group homes | Use permit required (U) |
| Recovery residences | By-right (P) up to 8 residents; Use permit (U) for more |
Public, Civic, and Institutional Uses
Arlington County requires many civic uses within the C-O district to obtain either site plan approval or use permits to ensure compatibility with high-density surroundings.
| Specific Use Type | Permission Type |
|---|---|
| Colleges and universities | Use permit (U) or Site plan (S) |
| Community centers | Use permit required (U) |
| Hospitals | Site plan approval required (S) |
| Libraries | Use permit required (U) |
| Schools (Elementary, Middle, High) | Use permit (U) or Site plan (S) |
| Churches and places of worship | Permitted by-right (P) |
Commercial, Retail, and Service Uses
The C-O district is a major commercial node for Arlington County, supporting high-rise professional environments.
| Specific Use Type | Permission Type |
|---|---|
| Offices (Professional/Business) | Permitted by-right (P) |
| Hotels or motels | Site plan approval required (S) |
| Restaurants | Site plan approval required (S) |
| Retail sales (General) | Site plan approval required (S) |
| Artisan beverage | Permitted by-right (P) |
| Banks (Branch) | Permitted by-right (P) |
Density and Dimensional Standards
Development in the Arlington County C-O district follows two tracks: by-right development and special exception development (typically via the site plan process).
By-Right Standards
These standards apply to Arlington County C-O district projects that do not seek the higher densities available through the site plan process.
| Type of Standard | One-Family Dwellings | All Other Uses |
|---|---|---|
| Lot Area, minimum | 6,000 sq. ft. | 20,000 sq. ft. |
| Lot Width, average minimum | 60 feet | 100 feet |
| Height, maximum | 35 feet | 35 feet |
| Floor Area Ratio (FAR), max | N/A | 0.40 - 0.60 (varies by site size) |
Special Exception (Site Plan) Standards
Arlington County permits significantly increased density and height in the C-O district when projects are approved through a special exception site plan.
| Use Type | Max Height (incl. Penthouses) | Max Floor Area Ratio (FAR) |
|---|---|---|
| Office and Commercial | 153 feet | 3.8 |
| Multiple-family | 180 feet | 4.8 |
| Hotel | 180 feet | 3.8 |
| Elder Care Uses | 180 feet | 4.8 |
District-Specific Regulations
The Arlington County C-O district includes several specialized requirements for large-scale developments:
Mixed Use Integration
By site plan approval, Arlington County allows any building or group of buildings in the C-O district to feature a mix of residential, hotel, and commercial uses. However, the zoning administrator ensures that no portion of the site is counted more than once when calculating the permitted density of the various uses [Section 7.13.4.A].
Courthouse Square Special District
Properties within the Courthouse Square Special District of the Arlington County C-O zone are subject to additional height and density regulations. In these areas, the County Board may approve additional height up to 180-210 feet for joint public-private redevelopment, provided the project furthers the goals of the Courthouse Sector Plan Addendum [Section 7.13.3.D.3].
Parking Requirements
Arlington County mandates specific off-street parking ratios for C-O district developments, though these may be modified during the site plan approval process.
| Use Type | Minimum Parking Requirement |
|---|---|
| Office/Retail/Service | 1 space per 530 sq. ft. of GFA |
| Multiple-family Dwelling | 1 off-street space per dwelling unit |
| Hotel | 0.7 off-street space per guest room/unit |
Arlington County requires that parking for these uses be located below grade or within the structure housing the primary use, unless otherwise allowed by an approved site plan [Section 7.13.5.A.2].
Sections Cited
- Article 7. Commercial/ Mixed Use (C) Districts
- §7.1. Commercial/Mixed Use (C) Districts Use Tables
- §7.1.2. Commercial/mixed use (C) districts principal use table
- §7.13. C-O, Mixed Use District
- §7.13.1. Purpose
- §7.13.3. Density and dimensional standards
- §7.13.4. District use standards
- §7.13.5. Site development standards
- §7.13.6. Courthouse Square Building Height and Location Map