Guide to the R-5 One-Family and Restricted Two-Family Dwelling District in Arlington County
The R-5 District in Arlington County primarily permits one-family detached dwellings by-right, with restricted provisions for two-family dwellings (duplexes and semidetached) allowed only on transitional sites or along arterial streets via special exception. Standard residential development in this district requires a minimum lot area of 5,000 square feet and a maximum building height of 35 feet, while nearly all commercial and industrial activities are prohibited to preserve the neighborhood's residential character.
Purpose of the R-5 District
The primary purpose of the R-5, One-family, Restricted Two-family District in Arlington County is to provide for one-family dwellings on relatively small lots. Under specific circumstances, the district allows for two-family dwellings (duplexes and semidetached units) to provide a progression in residential density while maintaining architectural compatibility with existing one-family detached homes in the neighborhood [§5.7.1].
Allowed Principal Uses
Uses in the Arlington County R-5 district are categorized by whether they are permitted by-right (P), require a special exception use permit (U), or require site plan approval (S).
Residential Uses
- One-family detached dwellings: Permitted by-right [§5.1.2].
- Recovery residences: Permitted by-right if housing eight or fewer residents; requires a use permit for more than eight residents [§5.1.2, §12.3.9].
- Two-family dwellings (Duplexes and Semidetached): Permitted only by special exception use permit on transitional sites (other than those abutting C-1 or C-1-O districts) or on sites located on principal or minor arterial streets as designated by the Arlington County Master Transportation Plan [§5.1.2, §5.7.4.A].
- Group Living: Dormitories, fraternity houses, sorority houses, and group homes require a special exception use permit [§5.1.2].
Public, Civic, and Institutional Uses
The following uses generally require a special exception use permit (U) unless otherwise noted:
- Churches, mosques, synagogues, and temples: Permitted by-right [§5.1.2].
- Schools (Elementary, Middle, High): Requires a special exception use permit [§5.1.2].
- Public Parks and Playgrounds: Requires a special exception use permit [§5.1.2].
- Community Centers and Libraries: Requires a special exception use permit [§5.1.2].
- Hospitals: Requires a special exception use permit [§5.1.2].
- Child Care Centers: Requires a special exception use permit [§5.1.2].
Other Allowed Uses
- Agricultural Uses: All agricultural uses are permitted by-right [§5.1.2].
- Minor Utilities: Permitted by-right, except for bus shelters or bike share stations which require a use permit [§5.1.2].
- Telecommunications Facilities: Permitted by-right or by use permit depending on specific standards [§5.1.2].
Prohibited Uses
In Arlington County, any use not explicitly listed with a "P", "U", or "S" in the district's use table is prohibited. Within the R-5 District, this includes:
- Retail and Commercial Sales: Most forms of retail, such as bakeries, grocery stores, and pharmacies, are prohibited [§5.1.2].
- Industrial Uses: Light, heavy, and manufacturing industrial uses are prohibited [§5.1.2].
- Vehicle Sales and Service: Car washes, repair shops, and dealerships are prohibited [§5.1.2].
- Office Uses: Private business and professional offices are prohibited (except as regulated under home occupations) [§5.1.2].
Density and Dimensional Standards
Development in the Arlington County R-5 District must adhere to the following technical requirements for lot size, width, and building height.
R-5 Density and Height Table
| Type of Standard | One-family Dwelling (By-Right) | Two-family (Transitional/Arterial) |
|---|---|---|
| Min. Lot Area | 5,000 sq. ft. | 8,700 sq. ft. |
| Min. Lot Area per Unit | 5,000 sq. ft. | 4,350 sq. ft. (Semi-detached) |
| Min. Lot Width (Average) | 50 feet | 35 ft (Semi-detached) / 70 ft (Duplex) |
| Max. Building Height | 35 feet | 35 feet |
| Min. Floor Area per Unit | N/A | 750 sq. ft. |
Note: For two-family dwellings, an existing one-family dwelling in Arlington County shall not be converted into a two-family dwelling [§5.7.1, §5.7.3.B].
Accessory and Transitional Uses
Arlington County permits certain secondary uses on R-5 residential lots, subject to specific standards:
- Accessory Dwellings: Allowed in R districts subject to a permit and specific size/occupancy limitations [§5.1.4, §12.9.2].
- Family Day Care Homes: Allowed as an accessory use [§5.1.4].
- Home Occupations: Permitted provided the use is clearly incidental to the residential use [§5.1.4, §12.9.11].
- Private Swimming Pools: Allowed as an accessory use [§5.1.4].
- Guest Houses: Permitted as an accessory to one-family detached dwellings [§12.9.10].
Parking Requirements
Arlington County requires the following minimum off-street parking for R-5 district uses:
| Use Category | Minimum Parking Requirement |
|---|---|
| One-family dwellings | 1 space per dwelling unit (2 if on a cul-de-sac) |
| Two-family dwellings | 2 spaces per dwelling unit |
| Schools (Elementary/Middle) | 1 per 7.5 students (employee) + 1 per 40 students (visitor) |
| Religious Institutions | 1 per 5 sanctuary seats |
[§5.7.5.A, §14.3.7.A]
Sections Cited
- §5.1.2 Residential (R) districts principal use table
- §5.1.4 Residential (R) districts accessory use table
- §5.7 R-5, One-Family and Restricted Two-Family Dwelling District
- §5.7.1 Purpose
- §5.7.3 Density and dimensional standards
- §5.7.4 District use standards
- §5.7.5 Site development standards
- §12.3.9 Recovery Residences
- §12.9 Accessory Use Standards
- §12.9.2 Accessory dwellings
- §12.9.10 Guest house
- §12.9.11 Home occupation
- §14.3.7 Required parking and standing space