RA-H-3.2 District Setback Standards: Multiple-Family Dwelling and Hotel
In the RA-H-3.2: Multiple-family Dwelling and Hotel district of Arlington County, the front setback for buildings containing residential uses is the larger of 50 feet from the street centerline or 25 feet from the street right-of-way line. Side and rear setbacks are generally not required by-right in this district, but a height-based setback formula applies if the building contains windows or if the property directly abuts a residential (R or RA) district [§3.2.6.A.1, §3.2.6.A.2].
Placement and Street (Front) Setbacks
The RA-H-3.2 district is categorized as a Commercial/Mixed-Use (C) district within Arlington County [§7.5]. While general commercial districts often require a 40-foot setback from the street centerline, the presence of residential structures triggers more restrictive requirements. Per the Arlington County Zoning Ordinance, when regulations conflict, the most restrictive provision shall control [§1.4.1.A].
| Use or Structure Type | Street (Front) Setback Requirement |
|---|---|
| Residential Structures (Multiple-family) | The larger of 50 feet from the street centerline or 25 feet from the street right-of-way line. |
| Non-Residential Structures (e.g., Hotel-only) | 40 feet from the street centerline. |
Side and Rear Setback Requirements
Arlington County regulations for the RA-H-3.2 district do not mandate side or rear yards for standard commercial developments that do not contain windows and do not abut residential zones. However, due to the nature of "Multiple-family Dwelling and Hotel" uses, which almost always require windows and often provide a transition to residential areas, the following specific standards typically apply:
General Rule
No side or rear yard is required for properties in the RA-H-3.2 district except as specified below [§3.2.6.A.2(a)].
Height-Based Exceptions
A side or rear setback is mandatory if the wall contains openings (windows), regardless of whether they can be opened, or if the lot abuts an R or RA district. The distance is calculated as follows:
- Base Setback: 8 feet for the first 10 feet of building height.
- Incremental Increase: 2 additional feet for every 10 additional feet of building height (or fraction thereof) [§3.2.6.A.2(a)].
Example Calculation for Max Height
Under special exception, the RA-H-3.2 district allows heights up to 180 feet [§7.5.3.B]. For a building at this maximum height containing windows, the side/rear setback would be 42 feet.
Encroachments into Required Yards
The Arlington County Zoning Ordinance permits certain features to extend into the required setbacks in the RA-H-3.2 district:
- Architectural Features: Bay/oriel windows (without floor space) and chimneys may encroach up to 18 inches.
- Unenclosed Features: Balconies, eaves, trim, decks, and patios may encroach up to 4 feet, provided they are no closer than 5 feet to any property line [§3.2.6.A.3].
- Mechanical Equipment: Air conditioning units and similar mechanical equipment are permitted in required side and rear yards, provided they are no closer than 8 feet to any side lot line or 10 feet from any rear lot line [§3.2.6.A.3(b)].
Sections Cited
- §1.4.1 Conflicting Provisions; Interpretation
- §3.2.6 Placement (Setbacks)
- §7.5 RA-H-3.2, Multiple-Family Dwelling and Hotel District
- §7.5.3 Density and Dimensional Standards
- §12.2.3 Residential Use Categories
- §12.2.5 Retail, Service and Commercial Use Categories