R15-30T Townhouse Dwelling District: Arlington County Zoning Guide
The R15-30T Townhouse Dwelling District in Arlington County provides for low-rise one-family townhouse development specifically within designated Metro Transit Corridors. This district acts as a critical residential transition zone, allowing for densities between 15 and 30 units per acre through the site plan process while maintaining the architectural character of established Arlington County neighborhoods.
Purpose of the R15-30T District
The primary intent of the R15-30T district is to facilitate low-rise townhouse development in areas Arlington County has planned for "low" (11-15 units per acre) and "low-medium" (16-36 units per acre) residential use [Section 5.8.1]. Arlington County utilizes this district to provide a compatible buffer between high-density commercial or residential zones and lower-density single-family or two-family areas. The district's regulations encourage the preservation of existing dwellings and the integration of new projects into existing neighborhoods by matching facades, heights, and setbacks [Section 5.8.1].
Permitted Land Uses
In the R15-30T district, Arlington County permits a variety of residential and institutional uses, often subject to specific approval processes such as Use Permits (U) or Site Plans (S).
Residential Uses
- One-family detached dwellings: Permitted by-right (P) [Table 5.1.2].
- Townhouses and Semidetached dwellings: Allowed through special exception and site plan approval (S) [Table 5.1.2].
- Recovery residences: Permitted by-right (P) for eight or fewer residents, or by Use Permit (U) for larger facilities [Table 5.1.2].
- Group Living: Dormitories, fraternity houses, and group homes require a Use Permit (U) [Table 5.1.2].
Public and Institutional Uses
- Religious Institutions: Churches, mosques, synagogues, and temples are permitted by-right (P) [Table 5.1.2].
- Educational Facilities: Schools (elementary, middle, and high) and colleges require a Use Permit (U) [Table 5.1.2].
- Community Services: Libraries, museums, and community centers require a Use Permit (U) [Table 5.1.2].
- Utilities: Minor utilities are permitted by-right (P), while major utilities require a Use Permit (U) [Table 5.1.2].
Density and Dimensional Standards
Arlington County maintains two sets of standards for the R15-30T district: those for by-right development and those for special exception/site plan projects.
| Type of Standard | By-Right Development (One-Family) | Special Exception (Townhouse/Semidetached) |
|---|---|---|
| Minimum Lot Area | 5,000 sq. ft. | 8,712 sq. ft. (up to 17,424 sq. ft. based on density) |
| Minimum Lot Width | 50 feet | As approved by Site Plan (approx. 18-20 ft per unit) |
| Maximum Density | N/A | 16-30 units per acre |
| Maximum Height | 35 feet | 45 feet |
| Front Setback | 25 feet | 25 feet |
| Rear Setback | 25 feet | 25 feet |
| Side Setback | 10 feet (one side may be 8 ft) | 7 feet (for end units) |
[Section 5.8.3]
Coverage and Footprint Regulations
Arlington County restricts the amount of a lot that can be covered by buildings and impermeable surfaces in the R15-30T district to ensure adequate open space.
| Category | Maximum Percentage / Area |
|---|---|
| Maximum Lot Coverage | 45% |
| Lot Coverage (with front porch) | 48% |
| Lot Coverage (with detached garage in rear) | 50% |
| Lot Coverage (with rear garage and front porch) | 53% |
| Main Building Footprint Coverage | 34% |
| Maximum Main Building Footprint (sq. ft.) | 2,380 sq. ft. |
[Section 3.2.5.A]
Site Development and Landscaping
To maintain the residential character of the R15-30T district, Arlington County mandates specific landscaping and equipment standards.
Landscaping Requirements
Applications for site plans in the R15-30T district must include a landscaping plan submitted within two weeks of the application. Arlington County requires a minimum of five shrubs and one tree per dwelling unit. Additionally, major deciduous trees must be planted at a rate of one for every 35 feet along any property line abutting a public right-of-way [Section 5.8.5.B].
Parking Requirements
Arlington County requires the following off-street parking for the R15-30T district:
- Townhouses: Two spaces per dwelling unit, plus 1/5 (0.2) additional parking spaces per unit for visitors. Visitor spaces must be located in a clearly marked common area [Section 14.3.7.A].
- Semidetached dwellings: Two parking spaces per unit [Section 5.8.5.A].
Additional Regulations
- Equipment Screening: Arlington County requires that heating, air conditioning units, and similar mechanical equipment be screened and mounted to minimize noise and visibility [Section 5.8.6.C].
- Common Areas: If a project includes common areas, a homeowner's association (HOA) or council of co-owners must be established to handle professional maintenance [Section 5.8.6.A].
Sections Cited
- Article 3. Density and Dimensional Standards
- Section 3.2.5. Coverage
- Section 5.1. Residential (R) Districts Use Tables
- Table 5.1.2. Residential (R) Districts Principal Use Table
- Section 5.8. R15-30T, Townhouse Dwelling District
- Section 5.8.1. Purpose
- Section 5.8.3. Density and dimensional standards
- Section 5.8.5. Site development standards
- Section 5.8.6. Additional regulations
- Section 14.3.7. Required parking and standing space