RA14-26 Multiple-family Dwelling District Setback Standards in Arlington County
Residential structures in the Arlington County RA14-26 district generally require a front setback of 25 feet from the street right-of-way or 50 feet from the street centerline, whichever is greater. Side and rear setbacks for multiple-family buildings start at a base of 10 feet, increasing by one foot for every 2.5 feet of building height exceeding 25 feet. One-family detached dwellings within the RA14-26 district are subject to a minimum side yard of 10 feet and a rear yard of 25 feet on interior lots.
Primary Placement and Setback Requirements
The placement of all buildings and structures in the Arlington County RA14-26 Multiple-family Dwelling District is governed by general standards established in the zoning ordinance for residential districts, unless a specific use standard or board-approved site plan provides an exception [§3.2.6].
Multiple-Family and Other Residential Structures
For standard multiple-family developments in the RA14-26 district, the following minimum setbacks apply:
| Setback Type | Requirement |
|---|---|
| Front Setback (from Street) | The larger of 25 feet from the street right-of-way line OR 50 feet from the street centerline [§3.2.6.A.1(d)]. |
| Minimum Centerline Buffer | No structure may be closer to the street centerline than 50% of the building height [§3.2.6.A.1]. |
| Side Yard (Base) | 10 feet minimum [§3.2.6.A.2(e)]. |
| Rear Yard (Base) | 10 feet minimum [§3.2.6.A.2(e)]. |
| Height-Based Increment | For side and rear yards, add 1 foot of depth for every 2.5 feet (or fraction thereof) of building height above 25 feet [§3.2.6.A.2(e)]. |
| Interior Lot Rear Yard | Regardless of the height formula, no structure on an interior lot shall be closer than 25 feet to the rear lot line [§3.2.6.A.2(e)]. |
One-Family and Two-Family Detached Dwellings
One-family detached dwellings and two-family dwellings (duplexes/semidetached) permitted in the RA14-26 district follow specific placement standards [§3.2.6]:
| Setback Type | Requirement |
|---|---|
| Front Setback | 25 feet from the street right-of-way line [§3.2.6.A.1(e)]. |
| Side Yard | 10 feet minimum per side. One side may be reduced to 8 feet, provided the aggregate width of both side yards is at least 30% of the lot width [§3.2.6.A.2(b)]. |
| Rear Yard | 25 feet minimum for structures on interior lots [§3.2.6.A.2(b)]. |
Special Exceptions and Variations
Townhouse and Semidetached Projects
In the RA14-26 district, townhouse and semidetached dwelling units may be allowed through the special exception process. While they generally follow the residential standards above, the Arlington County Board has the discretion to approve variations in setbacks, yards, and coverage to achieve a design appropriate for the specific project [§12.3.4.C].
Large-Scale Housing Projects
For projects in the RA14-26 district with a site area of five acres or more, the County Board may approve site plans that increase building height up to 60 feet or six stories. In such cases, these dwellings must be located no closer than 150 feet to any boundary line of the site [§6.2.3.D.1].
Permitted Encroachments
Arlington County allows certain architectural features to project into the required setbacks for the RA14-26 district, including [§3.2.6.A.3]:
- Bay and oriel windows (without floor space) and chimneys: May encroach up to 18 inches.
- Unenclosed features (balconies, eaves, stoops, decks, and patios): May encroach up to four feet into required yards, provided they are at least five feet from any property line.
- Stairs and steps: May encroach into required yards provided they are at least five feet from any lot line (if less than 8 inches above grade, they may extend to the lot line).
Sections Cited
- Section 3.2.6: Placement (Setbacks and Yards)
- Section 6.2.3: RA14-26 Density and Dimensional Standards
- Section 12.3.4: Townhouse, semidetached and existing one-family
- Section 3.1.6: Height
- Section 3.1.9: Setbacks and yards