R-10T: One-family and Townhouse Dwelling District Zoning Guide for Arlington County
The R-10T: One-family and Townhouse Dwelling District in Arlington County is primarily intended for one-family detached homes and specific townhouse projects that maintain a residential character. In the R-10T District, one-family detached dwellings are permitted by-right on 10,000 square foot lots, while townhouse and semidetached developments require a special exception site plan and must meet a minimum project size of 12 units on 51,600 square feet of land. Most commercial, industrial, and high-density residential uses are strictly prohibited within the R-10T District of Arlington County.
Allowed Uses in the R-10T District
The Arlington County Zoning Ordinance categorizes allowed uses into those permitted by-right (P), those requiring a special exception use permit (U), and those requiring a special exception site plan (S).
Residential Uses
- One-family detached dwellings: Permitted by-right [§5.1.2].
- Townhouses and semidetached dwellings: Permitted only by site plan approval. In these projects, existing one-family dwellings may be retained, but new construction of detached one-family homes is not permitted [§5.1.2, §5.4.1].
- Recovery residences: Permitted by-right if serving eight or fewer residents; requires a use permit if serving more than eight residents [§5.1.2, §12.3.9].
Public, Civic, and Institutional Uses (Special Exception Required)
Most civic uses in the R-10T District of Arlington County require a use permit (U) or site plan (S) approval:
- Religious Institutions: Churches, mosques, synagogues, and temples are permitted by-right [§5.1.2].
- Schools: Elementary, middle, and high schools require a use permit [§5.1.2].
- Community Facilities: Libraries, museums, community centers, and community swimming pools require a use permit [§5.1.2].
- Hospitals and Care Centers: Hospitals and child care centers require a use permit [§5.1.2].
- Parks and Recreation: Cemeteries, country clubs, golf courses, and playgrounds require a use permit [§5.1.2].
Other Allowed Uses
- Agriculture: All agricultural uses are permitted by-right [§5.1.2].
- Telecommunications: Small cell or micro-wireless facilities are permitted by-right. Larger telecommunications facilities require a use permit [§5.1.2, §12.7.2].
- Transitional Uses: Medical or dental offices or clinics may be permitted within an existing one-family detached dwelling as a transitional use under specific conditions [§5.1.3].
Accessory Uses
In Arlington County, the following are permitted as accessory to primary residential uses in the R-10T District [§5.1.4]:
- Accessory dwellings.
- Family day care homes.
- Family/caregiver suites.
- Guest houses.
- Home occupations (including accessory homestay).
- Private swimming pools.
- Routine vehicle maintenance and minor repairs.
Prohibited Uses in the R-10T District
Under the Arlington County Zoning Ordinance, any use not explicitly marked with a "P", "U", "S", or "C" in the use tables is considered prohibited [§5.1.2.D]. Prohibited uses in the R-10T District include:
- Standard Duplexes: Unlike other residential districts, standard duplexes are not listed as an allowed use in the R-10T District (except potentially under Expanded Housing Option provisions) [§5.1.2].
- Commercial Retail: All food establishments, retail sales (except for temporary open-air markets by permit), and personal service shops [§5.1.2].
- Industrial: Light and heavy industrial services, manufacturing, and warehouse/freight movement [§5.1.2].
- Commercial Parking: General commercial parking lots are not permitted [§5.1.2].
- Lodging: Boarding houses, rooming houses, and standard hotels (except for Bed and Breakfasts by use permit) [§5.1.2].
Density and Dimensional Standards
Arlington County enforces the following technical standards for development within the R-10T District.
By-Right Development Standards
| Type of Standard | One-family Dwelling | All Other Allowed Uses |
|---|---|---|
| Minimum Lot Area | 10,000 sq. ft. | 10,000 sq. ft. |
| Minimum Lot Width (Average) | 80 ft. | 80 ft. |
| Maximum Building Height | 35 ft. | 35 ft. |
Special Exception Townhouse Standards
| Standard | Townhouse, Semidetached, and Existing One-family |
|---|---|
| Minimum Project Units | 12 units |
| Minimum Project Site Area | 51,600 sq. ft. |
| Minimum Rear Setback | 20 ft. |
| Minimum Side Setback (Street) | 20 ft. |
| Average Site Width (per unit) | 18 ft. |
| Maximum Building Height | 36 ft. |
| Minimum Floor Area (exclusive of utility/attic) | 1,500 sq. ft. |
Parking Requirements
The following parking standards apply to the R-10T District in Arlington County [§14.3.7]:
| Use Type | Minimum Parking Requirement |
|---|---|
| One-family Detached (Standard) | 1 per dwelling unit |
| One-family Detached (Cul-de-sac) | 2 per dwelling unit |
| Townhouses | 2 per dwelling unit + 1/5 space per unit for visitors |
| Religious Institutions | 1 per each 5 sanctuary seats |
| Child Care Centers | 1 per 10 children |
Sections Cited
- §5.1. Residential (R) Districts Use Tables
- §5.4. R-10T, One-Family and Townhouse Dwelling District
- §12.2. Use Categories
- §12.3. Residential Use Standards
- §12.7. Other Use Standards
- §12.9. Accessory Use Standards
- §14.3. Parking and Loading