MU-VS: Mixed Use – Virginia Square District Guide for Arlington County
Arlington County permits a wide range of residential, office, and retail uses in the MU-VS: Mixed Use – Virginia Square district to encourage high-density, transit-oriented development near the Virginia Square Metro station. By-right development is limited to a Floor Area Ratio (FAR) of 1.5 and a height of 45 feet, while special exception site plans may allow for densities up to 5.0 FAR and building heights reaching 135 feet depending on the specific block and provided community benefits [Section 7.8.3, Section 7.8.5].
Allowed Uses in the MU-VS District
Arlington County classifies uses in the MU-VS district as permitted by-right (P), requiring a use permit (U), or requiring site plan approval (S). Some complex uses require both a use permit and site plan approval (C) [Section 7.1.2].
Residential and Group Living Uses
Arlington County allows the following residential uses within the MU-VS district:
- One-family detached dwellings: Permitted by-right [Section 7.1.2].
- Recovery residences: Permitted by-right or by use permit depending on the number of residents [Section 7.1.2].
- Multiple-family dwellings: Permitted via the site plan approval process [Section 7.1.2].
- Assisted living facilities, Continuing care retirement communities, and Nursing homes: Allowed subject to site plan approval [Section 7.1.2].
- Dormitories, Fraternity houses, and Sorority houses: Permitted subject to use permit approval [Section 7.1.2].
- Group homes: Permitted subject to use permit approval [Section 7.1.2].
Public, Civic, and Institutional Uses
Arlington County permits various public and institutional activities in the MU-VS district:
- Religious institutions (churches, mosques, synagogues, and temples): Permitted by-right [Section 7.1.2].
- Colleges, universities, and schools: Allowed subject to use permit approval [Section 7.1.2].
- Community centers, Libraries, Museums, and Recreation centers: Permitted subject to use permit approval [Section 7.1.2].
- Day care uses (child care and adult day care): Allowed subject to use permit approval [Section 7.1.2].
- Hospitals: Allowed via use permit or site plan approval [Section 7.1.2].
- Parks, playgrounds, and playfields: Permitted subject to use permit approval [Section 7.1.2].
Commercial, Retail, and Service Uses
The MU-VS district is designed for robust commercial activity:
- Office uses (Business, Professional, Medical, or Government): Permitted by-right [Section 7.1.2].
- Restaurants and Artisan beverages: Permitted by-right [Section 7.1.2].
- Retail sales (Bakeries, Drug stores, Grocery stores, Newsstands, etc.): Generally permitted by-right [Section 7.1.2].
- Retail personal services (Barbershops, Banks, Dry-cleaning, Dance studios): Generally permitted by-right [Section 7.1.2].
- Hotels or motels: Allowed subject to site plan approval [Section 7.1.2].
- Indoor recreation and Swimming pools (commercial): Permitted by-right [Section 7.1.2].
- Urban agriculture: Permitted by-right [Section 7.1.2].
Prohibited Uses in the MU-VS District
Arlington County prohibits uses that are not explicitly listed as "P," "U," "S," or "C" in the principal use table. Within the Mixed Use – Virginia Square (MU-VS) district, prohibited uses include, but are not limited to:
- Large-format retail: Any retail establishment occupying 50,000 square feet or more on one level [Section 7.1.2, Section 18.2].
- Industrial services: Most light and heavy industrial uses, such as carpet cleaning plants, fuel yards, or foundries [Section 7.1.2].
- Warehouse and freight movement: Storage or movement of goods for other firms [Section 7.1.2, Section 18.2].
- Vehicle body shops and repair: General vehicle repair and painting services [Section 7.1.2].
- Self-service storage: Facilities providing separate storage areas for personal or business use [Section 7.1.2, Section 18.2].
Technical Standards for the MU-VS District
Arlington County applies specific density, height, and parking requirements to the MU-VS district to ensure development remains consistent with the Virginia Square Sector Plan [Section 7.8.1].
Density and Dimensional Standards (By-Right)
| Type of Standard | Hotels | All Other Uses |
|---|---|---|
| Lot Area per Sleeping Unit (min.) | 600 sq. ft. | N/A |
| Height (max.) | 45 feet | 45 feet |
| Floor Area Ratio (max.) | 1.5 | 1.5 |
Maximum Height Limits by Location (Site Plan)
For developments seeking special exception approval, Arlington County limits heights based on specific "Blocks" and street frontages [Section 7.8.5.A.2]:
| Location | Maximum Height (Stories) | Maximum Height (Feet) |
|---|---|---|
| Block 1 (Fronting Fairfax Drive) | 13 stories | 135 feet |
| Block 1 (Fronting Wilson Boulevard) | 9 stories | 95 feet |
| Block 2 & 3 (Fronting Fairfax Drive) | 10 stories | 105 feet |
| Block 2 & 3 (Fronting Wilson Boulevard) | 9 stories | 95 feet |
| Block 4 | 7 stories | 90 feet |
Parking Requirements
Arlington County mandates the following minimum parking ratios for the MU-VS district [Section 7.8.5.A.4]:
| Use Category | Minimum Parking Requirement |
|---|---|
| Residential | 1 off-street space per dwelling unit |
| Office and Retail | 1 off-street space per 580 sq. ft. of GFA* |
| Hotel | 0.7 off-street space per guest room |
| *Note: For retail and service-commercial uses, the first 5,000 sq. ft. of gross floor area per main building are generally exempt from parking requirements [Section 7.8.5.A.4(b)]. |
Sections Cited
- Section 7.1.2: Commercial/Mixed Use (C) Districts Principal Use Table
- Section 7.8.1: MU-VS, Mixed Use Virginia Square District Purpose
- Section 7.8.3: MU-VS Density and Dimensional Standards
- Section 7.8.5: MU-VS Site Development Standards
- Section 18.2: General Terms Defined