R-C: Multiple-family Dwelling and Commercial District in Arlington County
The R-C district in Arlington County provides for high-medium density residential development mixed with commercial uses, primarily located within a 1/4 to 1/2 mile radius of Metrorail station entrances. Development within this Arlington County district typically features a maximum building height of 95 feet and a base density of 3.24 Floor Area Ratio (FAR) for most mixed-use projects.
Purpose and General Character
The primary intent of the Multiple-family Dwelling and Commercial (R-C) district is to encourage high-medium density residential development while simultaneously providing a mixed-use transitional zone between high-density development and lower-density residential neighborhoods. Arlington County specifically designates this district for use in Metrorail station areas identified on the General Land Use Plan (GLUP) [Section 7.3.1].
The character of the R-C district is defined by its proximity to transit, the provision of community facilities, and the integration of open space and landscaped areas. Development is expected to be consistent with the 2002 Virginia Square Sector Plan or other applicable sector plans [Section 7.3.1].
Permitted Land Uses
Arlington County allows a diverse range of residential, public, and commercial uses within the R-C district. These uses are categorized as permitted by-right (P), requiring a use permit (U), or requiring site plan approval (S) [Section 7.1.2].
Residential Uses
- One-family detached dwellings.
- Duplexes and semidetached dwellings.
- Multiple-family dwellings.
- Recovery residences.
- Assisted living and continuing care retirement communities.
- Group homes and dormitories.
Public and Civic Uses
- Colleges and universities.
- Community centers, libraries, and museums.
- Fire and police stations.
- Hospitals.
- Schools (elementary, middle, and high).
- Churches and religious institutions.
Commercial and Retail Uses
- Restaurants and artisan beverage production.
- Retail sales (bakeries, drug stores, grocery stores, florists).
- Personal services (barber shops, dance studios, dry cleaning).
- Offices (business, professional, medical, or dental).
- Hotels or motels.
Density and Dimensional Standards
Development in Arlington County's R-C district must adhere to specific area, width, and height requirements. These standards vary depending on whether the project is developed by-right or through the special exception/site plan process.
By-Right Standards
The following table outlines the requirements for by-right development within the R-C district [Section 7.3.3.A]:
| Type of Standard | One-family Dwelling | Two-family (Semi-detached) | Two-family (Duplex) | Multiple-family / Townhouse | All Other Uses |
|---|---|---|---|---|---|
| Min. Site Area (sq. ft.) | 6,000 | 7,000 | 7,000 | 7,500 | 5,000 |
| Min. Lot Area (sq. ft.) | 6,000 | 3,500 | 7,000 | 7,500 | 5,000 |
| Min. Lot Area/Unit (sq. ft.) | 6,000 | 3,500 | 3,500 | 1,800 | N/A |
| Min. Avg. Lot Width (ft.) | 60 | 35 | 70 | 75 | 50 |
| Max. Height (ft.) | 35 | 35 | 35 | 35 | 35 |
| Max. Height (stories) | N/A | 3.5 | 3.5 | 3.5 | N/A |
Special Exception/Site Plan Standards
When developed via site plan approval, the Arlington County Board may allow increased density and height [Section 7.3.3.B]:
| Type of Standard | Semi-detached | Duplex | Multiple-family / Elder Care | All Other Uses |
|---|---|---|---|---|
| Min. Site Area (sq. ft.) | 7,000 | 7,000 | 20,000 | 5,000 |
| Min. Lot Area (sq. ft.) | 3,500 | 7,000 | 20,000 | 5,000 |
| Min. Avg. Lot Width (ft.) | 56 | 56 | 150 (approx.) | 50 |
| Max. Height (ft.) | 35 | 35 | 95* | 35 |
| Floor Area Ratio (FAR) | N/A | N/A | 3.24** | N/A |
*Height includes mechanical penthouses [Section 7.3.4.C]. **FAR may be increased to 3.5 on sites meeting specific area and frontage criteria [Section 7.3.4.A.2].
District Site Development Standards
Height Limitations
Arlington County strictly limits the height of any building in the R-C district to 95 feet. Mechanical penthouses may extend up to 16 feet above this limit, with a potential 8-foot increase specifically to enclose elevator equipment for roof access [Section 7.3.4.C].
Street Frontage and Setbacks
Structures where less than 50 percent of the gross floor area is for multiple-family use must front on a principal arterial, minor arterial, or local principal street as designated by the Arlington County Master Transportation Plan [Section 7.3.4.B].
Landscaping and Parking
- Landscaping: A minimum of 10 percent of the total site area must be dedicated to landscaped open space [Section 7.3.4.D].
- Parking: Commercial or office spaces require one parking space for every 580 square feet of area [Section 7.3.4.E].
Sections Cited
- Section 7.1. Commercial/Mixed Use (C) Districts Use Tables
- Section 7.3. R-C, Multiple-family Dwelling and Commercial District
- Section 7.3.1. Purpose
- Section 7.3.3. Density and Dimensional Standards
- Section 7.3.4. Site Plans