RA6-15 Multiple-family Dwelling District: Arlington County Zoning Guide
The RA6-15 district in Arlington County is designed for high-density residential development, permitting a range of housing types from one-family detached homes to large-scale multiple-family complexes. This Arlington County zoning designation allows for residential densities of up to 150 units per acre in coordinated redevelopment districts and establishes a standard building height limit of 60 feet or six stories, which may be extended under specific special exception criteria [Section 6.5.5].
Purpose and General Character
While the specific purpose statement for the RA6-15 district is reserved in the ordinance, its character is defined by its inclusion within the Multiple-family (RA) Districts category of Arlington County. The Arlington County RA6-15 district serves as a high-density residential zone often situated in areas targeted for coordinated redevelopment, such as Pentagon City and Radnor Heights East [Section 6.5.3, Section 6.5.4].
The district's character transitions between lower-density residential zones and intense commercial or mixed-use centers. In specific planning areas like the Pentagon City Coordinated Redevelopment District, the RA6-15 district is intended to foster a "dynamic downtown" environment that is multimodal, pedestrian-friendly, and inclusive [Section 9.6.1].
Permitted Land Uses
Arlington County allows a variety of residential, public, and limited commercial uses within the RA6-15 district, categorized by the level of approval required.
Residential Use Categories
- Permitted By-Right: One-family detached dwellings, multiple-family buildings, townhouses, and recovery residences with eight or fewer residents [Section 6.1.2, Section 12.3.9].
- Permitted by Site Plan or Use Permit: Duplexes and semidetached dwellings (depending on street frontage), independent living facilities, assisted living facilities, and continuing care retirement communities [Section 6.1.2].
Public, Civic, and Institutional Use Categories
- Permitted By-Right: Fire and police stations, and religious institutions (churches, mosques, synagogues, and temples) [Section 6.1.2].
- Permitted by Use Permit: Colleges and universities, community centers, hospitals, libraries, and public schools (elementary, middle, and high) [Section 6.1.2].
Retail, Service, and Commercial Use Categories
- Permitted by Use Permit: Bed and breakfasts, membership clubs and lodges, and open-air markets (subject to specific distance requirements from other markets) [Section 6.1.2, Section 12.5.17].
- Permitted by Site Plan: Mortuaries and funeral homes [Section 6.1.2].
Density and Dimensional Standards
The Arlington County RA6-15 district maintains strict standards for lot size, building width, and height to ensure development aligns with County planning goals.
RA6-15 Development Standards (By-Right)
| Type of Standard | One-Family Dwellings | Two-Family (Semi-Detached) | Two-Family (Duplex) | Multiple-Family / Townhouses |
|---|---|---|---|---|
| Min. Site Area (sq. ft.) | 6,000 | 7,000 | 7,000 | 7,500 |
| Min. Lot Area (sq. ft.) | 6,000 | 3,500 | 7,000 | 7,500 |
| Lot Area per Unit (sq. ft.) | 6,000 | 3,500 | 3,500 | 900 |
| Min. Lot Width (feet) | 60 | 35 | 70 | 75 |
| Max. Height (feet) | 35 | 35 | 35 | 60 |
| Max. Height (stories) | N/A | 3.5 | 3.5 | 6 |
[Source: Section 6.5.5.A]
Special Exception and Planning Area Variations
In certain Arlington County Special Planning Areas, the standard RA6-15 district requirements may be modified:
- Pentagon City Coordinated Redevelopment District: Density in the RA6-15 district cannot exceed 150 dwelling units per acre, and non-residential density is capped at 1.5 F.A.R. Building heights may be permitted up to 350 feet by special exception [Section 9.6.4].
- Radnor Heights East Special District: The Arlington County Board may allow multiple-family dwellings at densities up to 48 units per acre by site plan approval [Section 9.4].
- Fort Myer Heights North Special District: In the revitalization area of this district, buildings in the RA6-15 zone may reach 12 stories or 125 feet by site plan approval [Section 6.5.5.D.1(a)].
Site Development Standards
Arlington County requires all RA6-15 district developments to adhere to specific site standards regarding parking, landscaping, and signage.
Parking Requirements
Arlington County mandates off-street parking for RA6-15 district uses to mitigate neighborhood congestion.
- Multiple-family Dwellings: 1 and 1/8 spaces for each of the first 200 units, plus 1 space for each additional unit [Section 14.3.7].
- Townhouses: 2 spaces per dwelling unit, plus 1/5 additional space per unit for visitors [Section 14.3.7].
Landscaping and Setbacks
Development in the Arlington County RA6-15 district must include a landscape plan for any project requiring a building permit. Major deciduous trees must be planted at a rate of one for every 35 feet of property line abutting a public right-of-way [Section 14.2.2].
Sections Cited
- Section 6.1. Multiple-family (RA) Districts Use Tables
- Section 6.5. RA6-15, Multiple-family Dwelling District
- Section 9.3. Fort Myer Heights North Special District
- Section 9.4. Radnor Heights East Special District
- Section 9.6. Pentagon City Coordinated Redevelopment District
- Section 12.3. Residential Use Standards
- Section 12.5. Commercial/Mixed Use Standards
- Section 14.2. Landscaping
- Section 14.3. Parking and Loading