RA-H-3.2 Multiple-family Dwelling and Hotel District Use and Development Standards
The RA-H-3.2 District in Arlington County is a high-density commercial/mixed-use designation primarily intended for high-rise hotel and multiple-family dwelling redevelopment within designated "Metro Transit Corridors." While certain low-intensity uses like one-family dwellings and churches are permitted by-right, the district's core purpose is realized through site plan approvals that allow building heights up to 180 feet and densities reaching 4.8 Floor Area Ratio (FAR) for residential projects [§7.5.1, §7.5.3].
Allowed Principal Uses in the RA-H-3.2 District
Uses in the RA-H-3.2 District are classified as permitted by-right (P), requiring a use permit (U), requiring site plan approval (S), or requiring both a site plan and a use permit (C). A blank cell in the ordinance's use table indicates the use is prohibited [§7.1.2].
Residential and Group Living Uses
The RA-H-3.2 District allows a range of residential densities, transitioning from low-intensity single-family homes to high-rise apartments [§7.5.3, §7.1.2].
| Use Type | Permission Level |
|---|---|
| One-family detached dwellings | Permitted (P) |
| Duplexes | Permitted (P) / Site Plan (S) |
| Semidetached dwellings | Permitted (P) / Site Plan (S) |
| Multiple-family dwellings | Permitted (P) / Site Plan (S) |
| Townhouses | Permitted (P) |
| Recovery residences | Permitted (P) / Use Permit (U) |
| Assisted living facilities | Site Plan (S) |
| Continuing care retirement communities | Site Plan (S) |
| Nursing homes | Site Plan (S) |
| Dormitories, Fraternities, and Sororities | Use Permit (U) |
| Group homes | Use Permit (U) |
Public, Civic, and Institutional Uses
Most institutional uses in the RA-H-3.2 District require a Use Permit to ensure compatibility with high-density residential and hotel neighbors [§7.1.2].
| Use Type | Permission Level |
|---|---|
| Churches, mosques, synagogues, and temples | Permitted (P) |
| Colleges and universities | Use Permit (U) |
| Community centers and libraries | Use Permit (U) |
| Museums and art galleries or studios | Use Permit (U) |
| Publicly-owned parks and playgrounds | Use Permit (U) |
| Schools (Elementary, Middle, High) | Use Permit (U) |
| Hospitals | Use Permit (U) |
| Child care centers and all other day care uses | Use Permit (U) |
Commercial, Retail, and Office Uses
Retail and service uses are generally permitted by-right to support the residents and hotel guests, though larger commercial operations often require specialized approvals [§7.1.2, §7.5.3].
| Use Type | Permission Level |
|---|---|
| Hotels and motels | Permitted (P) |
| Offices (Medical, Business, Professional, Government) | Permitted (P) |
| Restaurants and Bakeries | Permitted (P) |
| Grocery stores and Convenience stores | Permitted (P) |
| Retail sales (Drug stores, Florists, Newsstands, etc.) | Permitted (P) |
| Animal boarding and Artisan workshops | Permitted (P) |
| Shared commercial kitchens (Limited) | Permitted (P) |
| Commercial parking lots | Site Plan & Use Permit (C) |
| Indoor recreation (Commercial swimming pools) | Permitted (P) |
| Outdoor recreation (Tennis, miniature golf, etc.) | Site Plan & Use Permit (C) |
Prohibited Uses in the RA-H-3.2 District
Any use not explicitly listed in the Principal Use Table for Commercial/Mixed Use (C) Districts is considered prohibited unless the Zoning Administrator makes a similar use interpretation [§7.1.2.E, §12.2.2]. Specifically, the following are generally excluded from Arlington County’s RA-H-3.2 District:
- Heavy Industrial Uses: All heavy industrial and high-impact manufacturing uses [§12.2.6.C].
- Corrective Institutions: Social service institutions of a corrective nature [§12.2.4.J].
- Specific Industrial Services: Carpet cleaning plants, fuel yards, and vehicle storage/towing lots [§7.1.2].
- Vehicle Body Shops: These are restricted to other commercial or industrial districts [§12.5.27].
- Adult Uses: Adult book stores and entertainment are only permitted by use permit in specific other districts [§12.5.1].
Density and Dimensional Standards
The RA-H-3.2 District in Arlington County provides two sets of standards: one for basic by-right development and a second, more flexible set for developments utilizing the Special Exception (Site Plan) process [§7.5.3].
By-Right vs. Special Exception Standards
| Standard | By-Right (Residential) | By-Right (All Other) | Special Exception (Hotel/Multi-family) |
|---|---|---|---|
| Min. Site Area | 6,000 sq. ft. | 5,000 sq. ft. | 30,000 sq. ft. |
| Min. Lot Width | 60 ft. | 50 ft. | 150 ft. |
| Max. Height | 35 ft. | 35 ft. | 180 ft.* |
| Max. Density (FAR) | N/A | N/A | 4.8 (Residential) / 3.8 (Hotel) |
*Includes mechanical penthouse and parapet walls. Any mechanical penthouse area exceeding that required for elevator or maintenance equipment is counted toward the gross floor area [§7.5.3.B, §7.5.4].
Specific District Standards
Parking Requirements
Arlington County regulates parking in the RA-H-3.2 District based on the specific use:
- Multiple-family Dwellings: One off-street parking space per dwelling unit [§7.5.5.A.1(a)].
- Hotels: One off-street parking space per guest room and dwelling unit [§7.5.5.A.1(b)].
- Commercial Uses: One off-street parking space for every 300 square feet of gross floor area [§7.5.5.A.1(c)].
- Placement: Required parking must be located below grade or within the structure housing the use [§7.5.5.A.2].
Ground Floor Height
In high-rise developments, any mechanical penthouse area used for non-maintenance purposes (such as elevator lobbies) must be included in the total gross floor area calculations for the RA-H-3.2 District [§7.5.4].
Sections Cited
- Article 7. Commercial/ Mixed Use (C) Districts
- §7.1. Commercial/Mixed Use (C) Districts Use Tables
- §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
- §12.2.2. Similar use interpretations
- §12.2.4. Public, civic and institutional use categories
- §12.2.6. Industrial use categories
- §12.5.1. Adult book stores
- §12.5.27. Vehicle body shop
- §15.4. Use Permits
- §15.5. Site Plans