Guide to the C-R Commercial Redevelopment District in Arlington County
The C-R Commercial Redevelopment District in Arlington County is designed to facilitate medium-density mixed-use development within one-quarter mile of Metrorail station entrances. For most developments, Arlington County permits a by-right height of 55 feet and a maximum floor area ratio (FAR) of 3.0, with an additional 1.0 FAR specifically reserved for residential use [§7.20.1, §7.20.3].
Purpose and General Character
The primary objective of the C-R district is to encourage the transition of older commercial areas into vibrant, mixed-use environments that balance high-density office development with lower-density residential needs. Arlington County applies this zoning to properties designated as "Medium Density Mixed Use" on the General Land Use Plan (GLUP). The character of the C-R district is defined by its proximity to transit and its requirement for architectural compatibility with neighboring lower-density residential zones, particularly regarding building bulk, coverage, and placement [§7.20.1, §7.20.7].
Permitted Land Uses
The C-R district allows for a broad range of residential, commercial, and institutional uses, reflecting its role as a mixed-use redevelopment zone.
Residential Uses
- One-Family Detached Dwellings: Permitted by-right [§7.1.2].
- Multiple-Family Dwellings: Permitted by-right or through site plan approval [§7.1.2].
- Townhouses: Permitted by-right [§7.1.2].
- Group Living: Assisted living and nursing homes are typically subject to site plan approval, while dormitories and group homes require use permits [§7.1.2].
Commercial and Retail Uses
- Food Establishments: Restaurants and artisan beverage production are permitted by-right [§7.1.2].
- Retail Sales: Most retail sales uses, including grocery stores, bakeries, and newsstands, are permitted by-right [§7.1.2].
- Office and Medical: Business, professional, and medical offices or clinics are permitted by-right [§7.1.2].
- Lodging: Hotels and motels are permitted by-right [§7.1.2].
- Vehicle Services: Vehicle sales, rental, or leasing facilities are allowed as a "C" use (requiring use permit and site plan approval) [§7.1.2].
Public and Institutional Uses
- Community Services: Libraries and community centers are generally allowed with use permits [§7.1.2].
- Governmental: Fire and police stations are permitted by-right [§7.1.2].
- Day Care: Child care centers and other day care uses require use permits [§7.1.2].
Density and Dimensional Standards
Arlington County mandates specific technical standards for the C-R district to manage the scale of redevelopment.
| Standard | One-Family Dwellings | Other Residential | Hotel / All Other Uses |
|---|---|---|---|
| Minimum Lot Area | 6,000 sq. ft. | 20,000 sq. ft. | 20,000 sq. ft. |
| Minimum Lot Width | 60 feet | N/A | N/A |
| Max Height (By-right) | 35 feet | 55 feet* | 55 feet* |
| Max Floor Area Ratio (FAR) | N/A | 4.0 | 3.0 |
| *Height excludes mechanical penthouses. [§7.20.3.A] |
Height Exceptions and Tapering
To protect lower-density neighborhoods, Arlington County requires heights to "taper" based on their distance from residential (R or RA) districts:
- Distance Taper: If a structure is more than 165 feet from an R or RA district, the height may increase by one foot for every three feet of additional distance, up to a maximum of 110 feet [§7.20.3.B.1].
- Arterial/Metro Proximity: For properties fronting primary arterials within 750 feet of a Metrorail entrance, height may be increased to 75 feet for the first 75 feet of building depth [§7.20.3.B.2].
- Site Plan Projects: Through the site plan process, the County Board may approve heights up to 125 feet [§7.20.8.B].
Lot Coverage and Landscaping
The C-R district has strict limits on how much of a lot can be covered by structures to ensure adequate open space.
| Building Height Limit | Maximum Lot Coverage |
|---|---|
| 75 feet or fewer | 80% of lot area |
| Greater than 75 feet | 65% of lot area |
| Source: [§7.20.3.D] |
Additionally, at least 15 percent of the total site area must be dedicated to landscaped open space [§7.20.5.B].
Site Development Standards
Redevelopment projects in the C-R district must adhere to specific parking and design requirements to maintain the urban character of the area.
Parking Requirements
Arlington County requires the following minimum off-street parking for the C-R district:
- Commercial/Office: One space for every 580 square feet of gross floor area [§7.20.5.A.1].
- Residential: One parking space for each dwelling unit [§7.20.5.A.1].
- Compact Cars: The ratio of compact to full-size spaces cannot exceed 15 percent [§7.20.5.A.1].
Design and Infrastructure
- Retail Requirement: For office buildings approved via site plan, the first floor must contain retail space equal to at least 75 percent of the gross leasable floor area [§7.20.8.C.1].
- Utilities: All aerial utilities on the site and at the periphery must be placed underground during redevelopment [§7.20.6.B].
- Streetscape: Developments must follow the "Urban Design Section" of the Clarendon Sector Plan for periphery landscaping, streetlights, and sidewalk furniture [§7.20.6.A].
Sections Cited
- Section 7.1: Commercial/Mixed Use (C) Districts Use Tables
- Section 7.1.2: Commercial/Mixed Use (C) Districts Principal Use Table
- Section 7.20: C-R, Commercial Redevelopment District
- Section 7.20.1: Purpose (C-R District)
- Section 7.20.3: Density and Dimensional Standards (C-R District)
- Section 7.20.5: Site Development Standards (C-R District)
- Section 7.20.6: Streetscape (C-R District)
- Section 7.20.7: Physical Requirements (C-R District)
- Section 7.20.8: Site Plans (C-R District)
- Section 12.2.3: Residential Use Categories
- Section 12.2.5: Retail, Service and Commercial Use Categories