P-S Public Service Zoning in Arlington County, Virginia
In the P-S Public Service district of Arlington County, the use of land is primarily restricted to essential governmental, civic, and institutional functions such as fire stations, libraries, and major utilities. While one-family detached dwellings are permitted on a minimum of three acres by-right, the majority of the district is dedicated to public services, where non-governmental commercial and industrial activities are strictly prohibited. The maximum building height for general public uses is 75 feet, though specialized structures like smokestacks or courthouses may exceed this limit under specific County Board approvals [§4.4.3, §4.4.3.D].
Permitted Principal Uses in the P-S District
The following uses are allowed by-right in the P-S Public Service district of Arlington County, provided they comply with all applicable development standards [§4.1.2].
Residential and Community Service Uses
- One-family dwellings: Limited to detached residential buildings [§4.1.2].
- Recovery residences: Permitted by-right for certain configurations [§4.1.2].
- Community Centers, Libraries, and Museums: Publicly accessible civic facilities [§4.1.2].
- Recreation Centers and Parks: Includes playgrounds, playfields, arboretums, forests, and nature preserves [§4.1.2].
- Religious Institutions: Churches, mosques, synagogues, and temples [§4.1.2].
Governmental and Utility Uses
- Governmental Facilities: Fire and police stations, and detention or correctional facilities [§4.1.2].
- Public Operations: Publicly-owned or controlled repair garages, storage areas, yards, and warehouses [§4.1.2].
- Major Utilities: Electrical generating plants and substations, wastewater treatment plants, and water storage facilities [§4.1.2].
- Minor Utilities: Water pump stations, wastewater pump stations, and other general minor utilities [§4.1.2].
- Waste-related Services: Separation and disposal facilities (including incinerators) and solid or liquid waste transfer stations [§4.1.2].
- Offices: Restricted to local government offices only [§4.1.2].
Special Exception Uses (Use Permit or Site Plan Required)
Arlington County requires a use permit ("U") or site plan approval ("S") for more intensive or specialized uses within the P-S Public Service district [§4.1.2].
| Use Category | Specific Use Type | Approval Type |
|---|---|---|
| Residential | Group Homes | Use Permit (U) |
| Educational | Colleges and Universities | Use Permit (U) or Site Plan (S) |
| Educational | Schools (Elementary, Middle, or High) | Use Permit (U) or Site Plan (S) |
| Healthcare | Hospitals | Use Permit (U) or Site Plan (S) |
| Transport | Bus, trolley, air, boat, and rail passenger terminals | Use Permit (U) |
| Social | All social service institutions | Use Permit (U) |
| Parking | Publicly-owned parking areas | Use Permit (U) |
| Retail/Sales | Kiosks and Open-air markets | Use Permit (U) |
| Industrial | Recycling centers | Use Permit (U) |
| Communications | Telecommunications facilities | Use Permit (U) |
Prohibited Uses in the P-S District
Any use not explicitly listed with a "P", "U", "S", or "C" in the Arlington County Public Districts Principal Use Table is considered prohibited. Prohibited uses in the P-S Public Service district include, but are not limited to [§4.1.2]:
- Commercial Retail: All general retail sales, drug stores, grocery stores, and secondhand stores.
- Personal Services: Barbershops, dry cleaners, animal boarding, and athletic clubs.
- Private Offices: All medical, professional, and business offices not operated by the local government.
- Industrial Services: Light industrial services, manufacturing, and production (except for specific public utilities).
- Overnight Accommodations: Hotels, motels, and bed and breakfasts.
- Private Group Living: Assisted living facilities, nursing homes, and continuing care retirement communities.
Density and Dimensional Standards
Arlington County mandates specific physical requirements for development within the P-S Public Service district to ensure compatibility with surrounding areas [§4.4.3].
| Standard Type | One-family Dwelling | All Other Uses |
|---|---|---|
| Lot Area, Minimum | 3 acres | N/A (5 acres for Colleges/Hospitals) |
| Lot Width, Minimum | 60 feet | N/A |
| Height, Maximum | 35 feet | 75 feet |
| Street Setback | 40 feet from centerline | 40 feet from centerline |
Height Exceptions
In Arlington County, the P-S Public Service district allows for height increases for specific public infrastructure. Smokestacks and water towers may exceed 75 feet by use permit. Courthouses and local government offices located on sites designated as "government and community facilities" may be constructed to match the height of an abutting zoning district, up to a maximum of 180 feet (or 200 feet with a bonus for architectural features in Metro station areas) [§4.4.3.D].
Accessory and Transitional Uses
Arlington County permits certain accessory uses that are incidental to the primary public service use [§4.1.4, §12.9]:
- Family Day Care Homes: Allowed as an accessory use [§4.1.4].
- Telecommunications: Small cell or micro-wireless facilities are permitted by-right [§4.1.4].
- Transitional Parking: Transitional parking areas may be allowed by use permit on transitional sites [§4.1.3].
Sections Cited
- Article 4. Public (P) Districts
- §4.1. Public (P) Districts Use Tables
- §4.1.2. Public (P) Districts Principal Use Table
- §4.1.3. Public (P) Districts Transitional Uses Table
- §4.1.4. Public (P) Districts Accessory Uses Table
- §4.4. P-S, Public Service District
- §4.4.3. Density and Dimensional Standards
- §12.9. Accessory Use Standards