MU-VS: Mixed Use – Virginia Square Zoning District Guide
In Arlington County, the MU-VS (Mixed Use – Virginia Square) district is designed to foster medium-density mixed-use development near the Virginia Square Metro station, emphasizing a transition between high-density corridors and lower-density residential areas. Development in the Mixed Use – Virginia Square district is governed by specific height tapering requirements that range from 135 feet near Fairfax Drive down to 90 feet near Wilson Boulevard and requires a mandatory 14-foot build-to line for building placement to enhance the pedestrian environment.
Purpose and Intent
The primary purpose of the MU-VS district in Arlington County is to encourage the coordinated development of residential, office, and retail spaces within the East End Special Coordinated Mixed Use District. According to the Arlington County Zoning Ordinance, the goals of this district include:
- Providing residential development that aligns with the housing goals of the 2002 Virginia Square Sector Plan [§7.8.1.A].
- Encouraging a high-quality mix of residential and office spaces [§7.8.1.B].
- Implementing a tapering height strategy to bridge the gap between high-density and lower-density residential and commercial uses [§7.8.1.C].
- Enhancing the public realm through the implementation of specific urban design, streetscape, and open space plans [§7.8.1.D].
- Fostering locally-oriented retail services and superior architectural design [§7.8.1.E-F].
Permitted Land Uses
Land uses in the Mixed Use – Virginia Square district are primarily dictated by the Commercial/Mixed Use (C) districts principal use table. Permitted uses are generally categorized by those allowed by-right (P), those requiring a use permit (U), and those requiring site plan approval (S).
Residential and Institutional Uses
Permitted residential uses in Arlington County's MU-VS district include one-family detached dwellings by-right. Higher-density options such as multiple-family dwellings, independent living facilities, assisted living facilities, and continuing care retirement communities are permitted subject to site plan approval [§7.1.2]. Religious institutions, such as churches and synagogues, are permitted by-right [§8.1.2].
Commercial and Retail Uses
The MU-VS district allows for various commercial activities to serve the local community. Permitted uses include:
- Food Establishments: Restaurants, artisan beverage production, and shared commercial kitchens [§7.1.2].
- Retail Sales: Bakeries, drug stores, florists, and grocery stores [§7.1.2].
- Office: Local government offices, medical or dental clinics, and general business or professional offices [§7.1.2].
- Lodging: Hotels and motels are permitted via the site plan approval process [§7.1.2].
Density and Dimensional Standards
Arlington County maintains two sets of standards for the Mixed Use – Virginia Square district: "By-right" standards for basic development and "Special Exception" standards for projects undergoing the site plan review process.
By-Right Development Standards
Buildings developed by-right in the MU-VS district must adhere to the following baseline requirements:
| Type of Standard | Hotels | All Other Uses |
|---|---|---|
| Minimum Lot Area per Sleeping Unit | 600 sq. ft. | N/A |
| Maximum Height | 45 feet | 45 feet |
| Maximum Floor Area Ratio (F.A.R.) | 1.5 | 1.5 |
Special Exception (Site Plan) Standards
When developers seek a Special Exception via a site plan, the Arlington County Board may approve increased density and height based on the project's ability to further the goals of the Virginia Square Sector Plan.
| Location | Base F.A.R. | Potential Bonus F.A.R. | Max F.A.R. Limit |
|---|---|---|---|
| West of North Kansas Street | Up to 4.0 | Up to 1.0 additional | 5.0 |
| East of North Kansas Street | Up to 3.24 | Up to 1.76 additional | 5.0 |
Note: Bonus density is typically granted in exchange for community benefits such as affordable housing or superior urban design [§7.8.5.A.1].
General Character and Building Design
The character of the Mixed Use – Virginia Square district is defined by its urban form and pedestrian orientation. Arlington County mandates specific design parameters to ensure a consistent streetscape.
Building Placement and Height Tapering
Unlike many other districts that use setbacks, the MU-VS district utilizes a "build-to line." Buildings fronting public streets must be placed exactly 14 feet from the back of the curb [§7.8.3.D.1]. Building heights are required to taper down from Fairfax Drive toward Wilson Boulevard according to the following block-specific rules [§7.8.5.A.2]:
- Block 1 (Lincoln St. to Kansas St.): Max 13 stories (135 ft) on Fairfax; Max 9 stories (95 ft) on Wilson.
- Block 2 (Kansas St. to Kenmore St.): Max 10 stories (105 ft) on Fairfax; Max 9 stories (95 ft) on Wilson.
- Block 3 (Kenmore St. to Jackson St.): Max 10 stories (105 ft) on Fairfax; Max 9 stories (95 ft) on Wilson.
- Block 4 (Fairfax/10th St. and Wilson): Max 7 stories (90 ft).
Street-Level Activation
To ensure a vibrant street life, Arlington County requires that buildings in the MU-VS district be designed with ground-floor retail space having a minimum floor-to-ceiling height of 12 feet [§7.8.5.A.2(f)]. Additionally, at least 10% of every site must be dedicated to landscaped open space [§7.8.5.C].
Parking Requirements
Parking in the Mixed Use – Virginia Square district is regulated to balance the needs of residents and businesses while supporting the use of the nearby Metrorail station.
| Use Category | Parking Ratio Requirement |
|---|---|
| Residential (Dwelling Units) | 1 off-street space per unit [§7.8.5.A.4(a)] |
| Office and Retail | 1 off-street space per 580 sq. ft. of GFA [§7.8.5.A.4(b)] |
| Hotel | 0.7 off-street space per guest room [§7.8.5.A.4(c)] |
Arlington County permits the first 5,000 square feet of gross floor area for retail and service-commercial uses to be exempt from these parking requirements in certain circumstances [§7.8.5.A.4(b)].
Sections Cited
- §1.7.1 General districts
- §7.1.2 Commercial/Mixed Use (C) Districts Principal Use Table
- §7.8 MU-VS, Mixed Use Virginia Square District
- §7.8.1 Purpose
- §7.8.3 Density and dimensional standards
- §7.8.5 Site development standards
- §8.1.2 Industrial (M) Districts Principal Use Table