Guide to the RA4.8 Multiple-family Dwelling District in Arlington County
The RA4.8 Multiple-family Dwelling district in Arlington County is designed to facilitate moderate-density residential development and high-rise redevelopment on sites designated as "high-medium" residential on the General Land Use Plan. Under special exception site plan approvals, the Arlington County RA4.8 district allows for a maximum density of 3.24 Floor Area Ratio (FAR) and building heights up to 136 feet, including mechanical penthouses [§7.2.1, §7.2.3.D.2].
Purpose and General Character
The RA4.8 Multiple-family Dwelling district is established by Arlington County to provide for multiple-family residential development at moderate densities. A primary objective of the RA4.8 district is to encourage the high-rise redevelopment of sites that the Arlington County General Land Use Plan identifies as "high-medium" residential or other comparable designations [§7.2.1].
The general character of the Arlington County RA4.8 district is one of transition and managed density. The specific types and densities of uses allowed are determined based on the unique characteristics of individual sites, their relationship to the surrounding neighborhood, and the availability of community facilities, open space, and utilities [§7.2.1]. While categorized within the Commercial/Mixed Use (C) section of the Arlington County Zoning Ordinance, its primary focus remains high-quality residential living [§1.7.1].
Permitted Land Uses
The Arlington County RA4.8 district permits a variety of residential uses by-right, while most institutional and commercial uses require special exception approval via a use permit or site plan.
Residential Uses
| Use Type | Permission Level |
|---|---|
| One-family detached | Permitted by-right (P) |
| Duplexes and Semidetached | Permitted by-right (P) or Site Plan (S) |
| Multiple-family | Permitted by-right (P) or Site Plan (S) |
| Townhouses | Permitted by-right (P) |
| Independent living facilities | Site Plan (S) |
| Assisted living / Nursing homes | Site Plan (S) |
| Group homes / Recovery residences | Use Permit (U) or By-right (P) |
Public, Civic, and Institutional Uses
| Use Type | Permission Level |
|---|---|
| Churches, mosques, synagogues, and temples | Permitted by-right (P) |
| Schools (Elementary, Middle, High) | Use Permit (U) |
| Hospitals | Use Permit (U) |
| Libraries, Museums, and Art Galleries | Use Permit (U) |
| Colleges and Universities | Use Permit (U) |
| Community Centers and Swimming Pools | Use Permit (U) |
Retail and Commercial Uses
The Arlington County RA4.8 district allows for limited commercial activity, typically required to be located at the ground level of larger residential projects.
- Artisan Beverage/Workshop: Requires Site Plan (S) approval.
- Restaurants and Food Establishments: Requires Site Plan (S) approval.
- Offices (Medical, Dental, or Professional): Requires Use Permit (U) or Site Plan (S) approval.
- Bed and Breakfasts: Requires Use Permit (U) approval.
- Shared Commercial Kitchens: Permitted by-right (P) or Use Permit (U) [§7.1.2].
Density and Dimensional Standards
Development in the RA4.8 district in Arlington County follows two distinct sets of standards: "By-right" for standard smaller-scale projects and "Special Exception" for larger developments seeking higher density.
RA4.8 By-Right Development Standards
| Standard Type | One-family Dwelling | Multiple-family / Townhouse | All Other Uses |
|---|---|---|---|
| Min. Lot Area (sq. ft.) | 6,000 | 7,500 | 5,000 |
| Min. Lot Width (feet) | 60 | 75 | 150 |
| Max. Height (feet) | 35 | 35 | 35 |
| Max. Height (stories) | N/A | 3.5 | N/A |
| [Section 7.2.3.A] |
RA4.8 Special Exception Standards
Projects seeking special exception approval (typically via a Site Plan) in Arlington County must adhere to the following:
| Standard Type | Multiple-family / Elder Care | All Other Uses |
|---|---|---|
| Min. Site Area (sq. ft.) | 30,000 | 5,000 |
| Max. Floor Area Ratio (FAR) | 3.24 (includes retail/food) | N/A |
| Max. Height (feet) | 136 (including mechanical) | 35 |
| Min. Lot Width (feet) | 150 | 150 |
| [Section 7.2.3.B, Section 7.2.3.D.2] |
Site Development and Parking
Arlington County mandates specific site development standards for the RA4.8 district to ensure neighborhood compatibility.
Parking Requirements
Under the Arlington County site plan approval process, the RA4.8 district typically requires:
| Use Category | Requirement |
|---|---|
| Multiple-family dwelling | One off-street space per dwelling unit |
| Commercial Uses | One off-street space per 300 sq. ft. of GFA |
| [Section 7.2.5.A] |
Parking in the RA4.8 district must generally be located below grade or within the structure of the building to which the parking is appurtenant, unless a different arrangement is specifically allowed in an approved site plan [§7.2.5.A.2].
Special Exceptions for Large-Scale Projects
Arlington County provides an exception for large-scale housing projects in the RA4.8 district. On sites of five acres or more, buildings may be erected up to six stories or 60 feet in height, provided they are set back at least 150 feet from any boundary line of the site [§7.2.3.B.1(a)].
Sections Cited
- §1.7.1 General districts
- §7.1 Commercial/Mixed Use (C) Districts Use Tables
- §7.1.2 Commercial/Mixed Use (C) Districts Principal Use Table
- §7.2 RA4.8, Multiple-Family Dwelling District
- §7.2.1 Purpose
- §7.2.3 Density and dimensional standards
- §7.2.5 Site development standards