Off-Street Parking Requirements for the R-5: One-Family and Restricted Two-Family Dwelling District
In the R-5: One-family and Restricted Two-family Dwelling district of Arlington County, standard one-family detached dwellings require one off-street parking space per unit, while those fronting on cul-de-sacs and all restricted two-family dwellings require two spaces per unit. Public, civic, and commercial uses allowed within the R-5 district, such as schools and medical clinics, must provide parking based on specific formulas related to design capacity or gross floor area. Projects developed under Expanded Housing Option (EHO) standards within the R-5 district may qualify for reduced parking ratios of 0.5 spaces per unit if located within proximity to high-frequency transit or Metrorail stations.
Residential Parking Ratios in the R-5 District
The Arlington County Zoning Ordinance establishes specific parking minimums for residential uses within the R-5: One-family and Restricted Two-family Dwelling district based on the specific type of dwelling and its location relative to the street network [§14.3.7].
| Residential Use Type | Minimum Parking Requirement |
|---|---|
| One-family detached (Not fronting on a cul-de-sac) | 1 space per dwelling unit |
| One-family detached (Fronting on a cul-de-sac) | 2 spaces per dwelling unit |
| Two-family dwellings (Duplex or Semidetached) | 2 spaces per dwelling unit |
| Accessory Dwellings | 1 additional space (if none existed prior to the permit), unless a parking survey shows the block is less than 65% parked |
| Expanded Housing Option (EHO) - Near Metrorail (3/4 mile) or Premium Transit (1/2 mile) | 0.5 spaces per dwelling unit |
| Expanded Housing Option (EHO) - All other locations | 1 space per dwelling unit |
| Family Day Care Homes (Accessory) | 1 space for homes with 6-12 children (in addition to required residential parking) |
Public, Civic, and Institutional Parking Ratios
While the R-5 district is primarily residential, certain public and institutional uses are permitted by-right or by special exception. These uses must meet the following parking standards established by Arlington County [§14.3.7]:
| Use Category | Minimum Parking Requirement |
|---|---|
| Religious Institutions | 1 space per 5 sanctuary seats |
| Schools, Elementary and Middle | 1 space per 7.5 students (for employees) plus 1 space per 40 students (for visitors) |
| Schools, High | 1 space per 10 students of design capacity |
| Hospitals | 1 space per 4 beds, plus 1 per 2 employees (non-doctors), plus 1 per doctor |
| Libraries, Museums, and Art Galleries | 1 space per 500 sq. ft. of floor area |
| Community Swimming Pools | 1 space per 40 sq. ft. of pool area |
Commercial and Transitional Use Standards
Under specific conditions, such as transitional sites or existing institutional structures, certain commercial-style uses may be permitted in the R-5: One-family and Restricted Two-family Dwelling district. These include medical offices and bed and breakfasts, which are subject to the following ratios [§14.3.7, §12.5.3]:
- Medical or Dental Offices: 1 space per 150 sq. ft. for the first 5,000 sq. ft. in a building; then 1 per 200 sq. ft. for the next 10,000 sq. ft.; and 1 per 250 sq. ft. for any area exceeding 15,000 sq. ft. [§14.3.7].
- Bed and Breakfasts: 1 space per guest room in addition to the parking required for the principal residence [§14.3.7].
Design and Location Standards for R-5 Parking
The Arlington County Zoning Ordinance mandates specific placement and design criteria for all off-street parking within the R-5: One-family and Restricted Two-family Dwelling district to preserve neighborhood character and safety.
Placement and Encroachments
In the R-5 district, no parking area or required curb/wall may encroach on the exterior 10 feet of a required setback area. This area must be landscaped and maintained [§14.3.3.E]. However, for one-family and two-family dwellings, parking spaces may encroach on the exterior 10 feet of a setback area provided they are located on a driveway with an existing or approved curb cut [§14.3.3.I.1].
Surface Parking Limits
For sites in the R-5 district, a maximum of two surface parking spaces are permitted between the street and the building's street-facing façade [§10.4.6.B.1]. For corner lots, up to four surface spaces may be allowed between the building and the streets, with no more than two spaces on any single street frontage [§10.4.6.B.1].
Driveways and Curb Cuts
Driveway openings (curb cuts) in the R-5 district are limited to a maximum width of 17 feet as measured at the edge of the street easement or right-of-way [§10.4.6.B.5]. If a lot abuts an alley improved to Arlington County standards, vehicle access must be provided from that alley, and parking is not permitted between the building's street-facing façade and the street [§10.4.6.B.3].
Tandem Parking
Tandem parking (one vehicle parked directly behind another) is permitted to meet the off-street parking requirements for one-family and two-family dwellings in the R-5 district, provided the spaces meet minimum size requirements [§14.3.3.I.2].
Sections Cited
- §5.7.5 Site development standards
- §10.4.6 Site development standards
- §12.5.3 Bed and breakfasts
- §12.9.2 Accessory dwellings
- §14.3.3 General requirements
- §14.3.7 Required parking and standing space