P-S Public Service Zoning District: Arlington County Regulations
The P-S Public Service district in Arlington County is primarily established to accommodate essential government facilities, major public utilities, and community infrastructure. While the district generally limits building heights to 75 feet and requires 3-acre minimum lots for residential uses, it provides significant flexibility for specialized structures like courthouses and water towers, which may reach heights of 180 feet or more with specific approvals [§1.7.1, §4.4.3].
General Character and Purpose
The Arlington County Zoning Ordinance establishes the P-S Public Service district as part of a broader grouping of Public (P) districts. While the specific purpose statement for the P-S district is currently reserved, the district's general character is defined by its role in housing major institutional and infrastructure needs for the municipality. The Arlington County P-S district supports a mix of large-scale public safety sites, utility plants, and high-occupancy government buildings that are necessary for the functioning of the county [§1.7.1, §4.4.1].
Permitted Land Uses in the P-S District
Arlington County allows a variety of residential, civic, and industrial uses within the P-S district. Uses are classified as permitted by-right (P), requiring a use permit (U), or requiring site plan approval (S) [§4.1.2].
Residential and Group Living Uses
| Use Type | Permission Level | Use Standard |
|---|---|---|
| One-family Dwelling | By-right (P) | -- |
| Recovery Residence | By-right (P) or Use Permit (U) | §12.3.9 |
| Group Homes | Use Permit (U) | -- |
Public, Civic, and Institutional Uses
| Use Type | Permission Level | Use Standard |
|---|---|---|
| Community Centers | By-right (P) | -- |
| Libraries | By-right (P) | -- |
| Museums and Art Galleries | By-right (P) | -- |
| Recreation Centers | By-right (P) | §12.4.6 |
| Community Swimming Pools | By-right (P) or Use Permit (U) | §12.4.8 |
| Child Care Centers | Use Permit (U) | §12.4.1 |
| Detention or Correctional Facilities | By-right (P) | -- |
| Fire and Police Stations | By-right (P) | -- |
| Publicly-owned Garages and Warehouses | By-right (P) | -- |
| Hospitals | Use Permit (U) or Site Plan (S) | -- |
| Parks, Playgrounds, and Playfields | By-right (P) | -- |
| Bus, Trolley, Air, Boat, and Rail Terminals | Use Permit (U) | §12.4.4 |
| Religious Institutions (Churches, etc.) | By-right (P) | -- |
| Schools (Elementary, Middle, or High) | Use Permit (U) or Site Plan (S) | §12.4.7 |
| Social Service Institutions | Use Permit (U) | -- |
Utilities and Industrial-Related Uses
| Use Type | Permission Level | Use Standard |
|---|---|---|
| Electrical Generating Plants/Substations | By-right (P) | -- |
| Wastewater Treatment Plants | By-right (P) | -- |
| Water Storage Facilities | By-right (P) | -- |
| Minor Utilities | By-right (P) | §12.4.9 |
| Local Government Offices | By-right (P) | -- |
| Publicly-owned Parking Area | Use Permit (U) | §12.4.3 |
| Open-air Markets | Use Permit (U) | §12.5.17 |
| Separation and Disposal Facilities | By-right (P) | -- |
| Solid or Liquid Waste Transfer | By-right (P) | -- |
| Telecommunications Facilities | By-right (P) or Use Permit (U) | §12.7.2 |
Density and Dimensional Standards
Development in the Arlington County P-S district must adhere to specific lot size and height limitations, which vary depending on whether the use is established by-right or through a special exception [§4.4.3].
P-S District Development Standards
| Standard Type | One-family Dwelling | Colleges, Hospitals, Social Service Inst. | All Other Uses |
|---|---|---|---|
| Minimum Lot Area | 3 acres | 5 acres | -- |
| Minimum Lot Width | 60 feet | -- | -- |
| Maximum Height (By-right) | 35 feet | -- | 75 feet |
| Maximum Height (Special Exception) | -- | 75 feet | 75 feet |
Notable Height and Placement Exceptions
Arlington County provides specific height exceptions for infrastructure and central government buildings within the P-S district:
- Utility Structures: Smokestacks and water towers may exceed the 75-foot height limit through a use permit [§4.4.3.D.1].
- Government Facilities: Courthouses, detention facilities, and local government offices located on sites designated as "government and community facilities" on the General Land Use Plan may be constructed to match the height of an abutting district if it exceeds 75 feet [§4.4.3.D.3].
- Focal Point Buildings: The County Board may approve bonus height for a focal point courthouse or administration building near a Metro station, allowing a height up to 200 feet [§4.4.3.D.3(b)].
- Setbacks: No structure in the P-S district may be located closer to the centerline of any street than 50 percent of the building's height. Most structures in P-S districts are required to maintain a 40-foot setback from the centerline of any street [§3.2.6.A.1, §3.2.6.A.1(a)].
Site Development Requirements
All development within the Arlington County P-S district must comply with general site standards regarding parking and landscaping.
Parking and Access
Parking for the P-S district is provided in accordance with Article 14. For most general uses, parking is calculated based on floor area or occupancy. For example, hospitals in the Arlington County P-S district require one parking space per four beds, plus additional spaces for employees and doctors [§14.3.7].
Visual Clearance at Corners
On any corner lot in the P-S district, Arlington County prohibits buildings or obstructions between the height of one foot and ten feet above the curb level within a sight triangle. This triangle is formed by the street right-of-way lines and a line connecting those streets 10 feet from their intersection [§3.2.6.A.4(b)].
Sections Cited
- §1.7.1 General districts
- §3.2.6 Placement
- §4.1 Public (P) Districts Use Tables
- §4.4 P-S, Public Service District
- §12.3.9 Recovery Residences
- §12.4.1 Day care uses
- §12.4.3 Publicly owned parking areas
- §12.4.4 Passenger terminals and services
- §12.4.7 Schools, elementary, middle and high
- §12.4.8 Swimming pools, community, semi-public and commercial
- §12.4.9 Utilities
- §12.5.17 Open-air markets
- §12.7.2 Telecommunications Facilities
- §14.3.7 Required parking and standing space