RA4.8 Multiple-family Dwelling District Regulations in Arlington County
The RA4.8 Multiple-family Dwelling District in Arlington County is a high-density residential designation primarily intended for moderate-density multi-family housing and high-rise redevelopment. In this district, Multiple-family developments are permitted a maximum density of 3.24 Floor Area Ratio (FAR) and heights up to 136 feet when approved through a special exception site plan process [Section 7.2.1, Section 7.2.3.D.2].
Permitted Residential Uses
In Arlington County, the RA4.8 district allows a variety of residential types ranging from detached homes to large apartment complexes. Uses are categorized as permitted by-right (P), requiring a use permit (U), or requiring a site plan (S) [Section 7.1.2].
Allowed By-Right (P)
- One-family detached dwellings
- Duplexes
- Semidetached dwellings
- Multiple-family dwellings
- Townhouses
- Recovery residences (for 8 or fewer residents) [Section 12.3.9]
Allowed via Special Exception (U or S)
- Site Plan Approval (S): Independent living facilities, assisted living facilities, continuing care retirement communities, and nursing homes.
- Use Permit Approval (U): Dormitories, fraternity and sorority houses, and group homes [Section 7.1.2].
Permitted Public, Civic, and Institutional Uses
Most public and civic uses within the RA4.8 district require a use permit from the Arlington County Board to ensure compatibility with the residential character of the neighborhood.
- By-Right (P): Churches, mosques, synagogues, temples, and minor utilities.
- Use Permit (U): Colleges and universities, community centers, community swimming pools, libraries, museums, art galleries/studios, recreation centers, child care centers, fire and police stations, hospitals, and schools (elementary, middle, or high).
- Accessory Use: Crematoriums may be allowed as an accessory use via a Use Permit or Site Plan [Section 7.1.2, Section 7.1.3].
Permitted Commercial and Mixed-Uses
While primarily residential, the RA4.8 district allows limited commercial activity, typically as part of a larger site plan development.
- By-Right (P): Audio-visual production and broadcast studios, and shared commercial kitchens.
- Site Plan (S): Restaurants, artisan beverages, food catering (small-scale), hotels or motels, retail sales (including bakeries, drug stores, florists, and grocery stores), and personal service uses (such as barbershops, dry cleaners, and dance studios).
- Use Permit (U): Bed and breakfasts and open-air markets.
- Use Permit & Site Plan (C): Outdoor recreation facilities (miniature golf, tennis courts, etc.) and vehicle sales, rental, or leasing facilities [Section 7.1.2].
Prohibited Uses
Arlington County explicitly prohibits industrial and heavy commercial uses in the RA4.8 district to protect residential quality of life. Prohibited uses include:
- Large-format retail (stores 50,000 sq. ft. or larger)
- Animal shelters and kennels
- Vehicle body shops and vehicle service establishments
- Light industrial services (contractors, fuel yards, etc.)
- Manufacturing and production facilities
- Heavy industrial uses
- Warehouse and freight movement
- Wholesale trade uses [Section 7.1.2]
Density and Dimensional Standards
RA4.8 developments must adhere to specific lot and height requirements. Standards vary significantly between "by-right" construction and "special exception" projects.
By-Right Development Standards
| Type of Standard | One-Family | Two-Family | Multi-Family | Townhouse |
|---|---|---|---|---|
| Min. Site Area (sq. ft.) | 6,000 | 7,000 | 7,500 | 7,500 |
| Min. Lot Width (feet) | 60 | 70 | 75 | 75 |
| Max. Height (feet) | 35 | 35 | 35 | 35 |
| Max. Height (stories) | ā | 3.5 | 3.5 | 3.5 |
Special Exception Development Standards
| Type of Standard | Multi-Family / Elder Care | Hotels |
|---|---|---|
| Min. Site Area (sq. ft.) | 30,000 | 30,000 |
| Min. Lot Width (feet) | 150 | 150 |
| Max. Height (feet) | 136 (incl. penthouse) | 180 (incl. penthouse) |
| Max. Density (FAR) | 3.24 | 3.8 |
[Section 7.2.3, Section 7.5.3]
Parking and Site Standards
Arlington County requires RA4.8 developments to provide adequate off-street parking. For Multiple-family dwellings, the standard is typically one off-street parking space per dwelling unit, which must be located below grade or within the structure [Section 7.2.5.A]. Additionally, RA4.8 structures must be set back at least 50 feet from the centerline of any street [Section 3.2.6.1].
Sections Cited
- Section 3.2.6: Placement
- Section 7.1: Commercial/Mixed Use (C) Districts Use Tables
- Section 7.2: RA4.8, Multiple-Family Dwelling District
- Section 7.5: RA-H-3.2, Multiple-Family Dwelling and Hotel District
- Section 12.3: Residential Use Standards
- Section 14.3: Parking and Loading