RA-H-3.2: Multiple-family Dwelling and Hotel District of Arlington County
The RA-H-3.2 district in Arlington County is designed for high-rise hotel and multi-family residential redevelopment within designated Metro Transit Corridors, allowing for significant density and heights up to 180 feet through the site plan approval process. By-right developments are strictly limited to a maximum height of 35 feet and lower densities, while special exception projects can reach a Floor Area Ratio (FAR) of 4.8 for residential uses and 3.8 for hotels [Section 7.5.1, Section 7.5.3].
Purpose of the RA-H-3.2 District
The primary intent of the RA-H-3.2 district is to facilitate high-density residential and hotel growth within Arlington County’s Metro station areas. The district allows for moderate-density multi-family housing and the high-rise redevelopment of hotels. All development within the RA-H-3.2 district must remain consistent with Arlington County’s General Land Use Plan (GLUP) and any applicable sector or area plans. Arlington County uses this district to manage urban growth by concentrating intense land uses near transit hubs while ensuring the character of the development meets community facilities and infrastructure needs [Section 7.5.1].
Permitted Land Uses
The RA-H-3.2 district serves as a mixed-use zone. Permitted uses are categorized as by-right (P), requiring a use permit (U), or requiring site plan approval (S).
Residential and Group Living
Residential life in the RA-H-3.2 district includes a range of scales, from single-family homes to large-scale apartment complexes.
- One-family detached dwellings: Permitted by-right [Section 7.1.2].
- Multiple-family dwellings: Permitted by-right or via site plan [Section 7.1.2].
- Recovery residences: Permitted by-right or use permit based on occupancy [Section 7.1.2].
- Group Living: Dormitories, fraternity houses, sorority houses, and group homes are allowed via use permit [Section 7.1.2].
- Elder Care: Assisted living and nursing homes are permitted via site plan [Section 7.1.2].
Public, Civic, and Institutional
Arlington County permits several community-oriented uses within the RA-H-3.2 district to support local residents.
- Religious Institutions: Churches, mosques, and synagogues are permitted by-right [Section 7.1.2].
- Hospitals: Permitted via use permit [Section 7.1.2].
- Schools: Elementary, middle, and high schools are allowed via use permit [Section 7.1.2].
- Community Services: Libraries, museums, and community centers are generally allowed via use permit [Section 7.1.2].
Commercial and Retail
Commercial activity in the RA-H-3.2 district is largely centered around hospitality and service-oriented retail.
- Hotels and Motels: Permitted via site plan approval [Section 7.1.2].
- Retail Sales: Small-scale retail such as bakeries, drug stores, and florists are permitted by-right or via site plan [Section 7.1.2].
- Food Establishments: Restaurants are permitted via site plan [Section 7.1.2].
Density and Dimensional Standards
Development standards in the RA-H-3.2 district vary significantly between by-right projects and those approved through a special exception (site plan).
By-Right Development Standards
| Type of Standard | One-family Dwelling | Two-family (Semi-det/Duplex) | Multi-family/Townhouse | All Other Uses |
|---|---|---|---|---|
| Min. Site Area (sq. ft.) | 6,000 | 7,000 | 7,500 | 5,000 |
| Min. Lot Width (ft.) | 60 | 35-70 | 75 | 50 |
| Max. Height (ft.) | 35 | 35 | 35 | 35 |
| Max. Height (stories) | -- | 3.5 | 3.5 | -- |
Special Exception (Site Plan) Standards
| Type of Standard | Multi-family Dwellings | Hotels | Retail (Street Level Only) | All Other Uses |
|---|---|---|---|---|
| Min. Site Area (sq. ft.) | 30,000 | 30,000 | -- | 5,000 |
| Max. FAR | 4.8 | 3.8 | 0.5 | -- |
| Max. Height (ft.) | 180* | 180* | -- | 35 |
*Height includes mechanical penthouses and parapet walls [Section 7.5.3.B].
General Character and Site Requirements
Arlington County requires that high-rise structures in the RA-H-3.2 district account for mechanical penthouse areas as part of the gross floor area if they exceed certain limits [Section 7.5.4]. For projects involving large-scale housing (sites over five acres), the County Board may permit heights up to six stories or 60 feet even under by-right exceptions, provided the buildings are set back at least 150 feet from boundary lines [Section 7.5.3.D.1].
Parking Standards
Parking requirements for the RA-H-3.2 district are designed to balance transit-oriented goals with necessary vehicle storage.
| Use Type | Parking Requirement |
|---|---|
| Multi-family Dwelling | 1 off-street space per dwelling unit [Section 7.5.5.A.1(a)] |
| Hotel | 1 off-street space per guest room and dwelling unit [Section 7.5.5.A.1(b)] |
| Commercial Uses | 1 off-street space per 300 sq. ft. of gross floor area [Section 7.5.5.A.1(c)] |
Arlington County dictates that required parking must be located below grade or within the structure of the use it serves, unless otherwise modified by the approved site plan [Section 7.5.5.A.2].
Sections Cited
- §1.7.1 General Districts
- §7.1.2 Commercial/Mixed Use (C) Districts Principal Use Table
- §7.5 RA-H-3.2, Multiple-Family Dwelling and Hotel District
- §7.5.1 Purpose
- §7.5.3 Density and Dimensional Standards
- §7.5.4 District Use Standards
- §7.5.5 Site Development Standards