R-6 One-family Dwelling Zoning District in Arlington County
The R-6 district in Arlington County is a residential classification primarily intended for one-family detached dwellings on lots with a minimum area of 6,000 square feet and a minimum width of 60 feet [§5.6.3]. The Arlington County Zoning Ordinance limits building height in the R-6 district to 35 feet and establishes a maximum lot coverage of 40 percent for standard residential lots [§3.2.5, §5.6.3].
Purpose and Intent
While the specific purpose statement for the R-6 district is reserved in the current text of the ordinance, it is categorized under "Residential (R) districts" and designated specifically as a "One-family Dwelling" district [§1.7.1, §5.6.1]. The general purpose of such residential districts in Arlington County is to manage land use intensity and ensure sufficient open space for safety, privacy, and the promotion of health and general welfare [§3.2.1].
Permitted Land Uses
Arlington County classifies uses in the R-6 district as permitted by-right (P), requiring a use permit (U), or requiring site plan approval (S).
Residential Uses
- One-family detached: Permitted by-right [§5.1.2].
- Recovery residence: Permitted by-right for eight or fewer residents; requires a use permit for more than eight residents [§5.1.2, §12.3.9].
- Group homes: Requires a use permit for licensed homes for adults [§5.1.2, §12.3.6].
- Expanded Housing Option (EHO) Development: Subject to specific annual limits and a permit from the Zoning Administrator, the R-6 district allows duplexes, semidetached dwellings, townhouses (maximum 3 units), and multiple-family buildings (maximum 6 units) [§10.4.2, §10.4.3].
Public and Institutional Uses
- 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 Services: Libraries, museums, and community centers require a use permit [§5.1.2].
- Parks and Open Space: Cemeteries, country clubs, and public parks require a use permit [§5.1.2].
Accessory and Transitional Uses
- Accessory Dwellings: Permitted within or attached to one-family dwellings, subject to specific standards and a permit [§12.9.2].
- Home Occupations: Allowed by-right, including accessory homestays and professional offices, provided they remain subordinate to the residential use [§12.9.11].
- Family Day Care Homes: Permitted as an accessory use [§5.1.4].
- Medical or Dental Offices: Allowed in existing one-family detached dwellings by-right as a transitional use, provided the residential character is maintained [§12.8.3].
Density and Dimensional Standards
Development in the R-6 district of Arlington County must adhere to strict bulk and placement requirements to maintain the neighborhood character.
General By-Right Standards
| Type of Standard | One-Family Dwellings | All Other Uses |
|---|---|---|
| Minimum Lot Area | 6,000 sq. ft. | 6,000 sq. ft. |
| Minimum Lot Width (Average) | 60 feet | 60 feet |
| Maximum Building Height | 35 feet | 35 feet |
| Maximum Lot Coverage | 40% | 56% |
Detailed Coverage and Footprint Caps
Arlington County allows for slight increases in lot coverage in the R-6 district based on specific architectural features [§3.2.5]:
- Standard Max Lot Coverage: 40%
- With Front Porch (min. 60 sq. ft.): 43%
- With Detached Garage in Rear Yard: 45%
- With both Front Porch and Detached Rear Garage: 48%
- Maximum Main Building Footprint Cap: 2,520 sq. ft. (or 2,772 sq. ft. with a front porch)
Setback and Yard Requirements
- Front Yard: The larger of 50 feet from the street centerline or 25 feet from the street right-of-way line [§3.2.6.A.1].
- Side Yard: 10 feet, though one side may be reduced to 8 feet. The aggregate width of both side yards must be at least 30% of the total lot width [§3.2.6.A.2].
- Rear Yard: No structure on an interior lot may be closer than 25 feet to a rear lot line [§3.2.6.A.2].
General Character
The R-6 district is characterized by a low-density residential pattern. In Arlington County, this character is protected through visual clearance requirements on corner lots, where no plantings or structures may obstruct vision between heights of three and 10 feet within a 25-foot sight triangle [§3.2.6.A.4]. Furthermore, the R-6 district is subject to annual limits for Expanded Housing Option (EHO) developments, with a maximum of 30 such developments permitted per calendar year for the entire R-6 zone in Arlington County [§10.4.7].
Sections Cited
- §1.7.1 General districts
- §3.2.1 Purpose (Bulk, Coverage and Placement)
- §3.2.5 Coverage
- §3.2.6 Placement
- §5.1.2 Residential (R) districts principal use table
- §5.1.4 Residential (R) districts accessory use table
- §5.6.1 Purpose (R-6)
- §5.6.3 Density and dimensional standards (R-6)
- §10.4.2 Applicability (Expanded Housing Option)
- §10.4.3 Uses (Expanded Housing Option)
- §10.4.7 Annual Limit on Permits
- §12.3.6 Group homes
- §12.3.9 Recovery Residences
- §12.8.3 Offices or clinics, medical or dental on transitional sites
- §12.9.2 Accessory dwellings
- §12.9.11 Home occupation