RA8-18 Multiple-family Dwelling District: Allowed and Prohibited Uses
The RA8-18 Multiple-family Dwelling District in Arlington County primarily permits residential developments including single-family homes, duplexes, and multi-family apartments by-right with standard heights up to 40 feet. Higher-density residential projects and specialized institutional uses, such as nursing homes or colleges, require special exception site plan approval, which can extend building heights up to 75 feet or, in designated revitalization areas, up to 125 feet. Most commercial, industrial, and retail uses are strictly prohibited within the RA8-18 district to maintain the residential character of the neighborhood.
Overview of the RA8-18 District
The RA8-18 Multiple-family Dwelling District is a classification established by Arlington County to provide for multi-family residential environments. The "8-18" designation relates to density and specific building standards outlined within the Arlington County Zoning Ordinance [Section 1.7.1].
Allowed Uses in the RA8-18 District
Uses in the RA8-18 Multiple-family Dwelling District are categorized by their permission level: Permitted By-Right (P), requiring a Use Permit (U), or requiring Site Plan approval (S). If a use is not specifically listed or marked with one of these letters in the Arlington County Zoning Ordinance, it is considered prohibited [Section 6.1.2].
Residential Uses
Residential life is the primary focus of the RA8-18 Multiple-family Dwelling District in Arlington County.
| Specific Use Type | Permission Level | Use Standards |
|---|---|---|
| One-family detached | Permitted By-Right | [Section 12.3.10] |
| Duplexes | By-Right / Site Plan | - |
| Semidetached | By-Right / Site Plan | - |
| Multiple-family | By-Right / Site Plan | - |
| Townhouses | By-Right / Site Plan | - |
| Independent living facilities | Site Plan | [Section 12.3.12] |
| Assisted living facilities | Site Plan | [Section 12.3.12] |
| Continuing care retirement communities | Site Plan | [Section 12.3.12] |
| Nursing homes | Site Plan | [Section 12.3.12] |
| Recovery residence | By-Right / Use Permit | [Section 12.3.9] |
| Dormitories | Use Permit | [Section 12.3.3] |
| Group homes | Use Permit | [Section 12.3.6] |
| Fraternity and sorority houses | Use Permit | [Section 12.3.5] |
Public, Civic, and Institutional Uses
Arlington County allows various community-oriented uses within the RA8-18 Multiple-family Dwelling District to serve local residents, though most require a special exception.
| Specific Use Type | Permission Level | Use Standards |
|---|---|---|
| Churches, mosques, synagogues, and temples | Permitted By-Right | - |
| Fire and police stations | Permitted By-Right | - |
| Colleges and universities | Use Permit | - |
| Community centers | Use Permit | - |
| Community swimming pools | Use Permit | [Section 12.4.8] |
| Libraries | Use Permit | - |
| Museums and art galleries or studios | Use Permit | - |
| Recreation centers | Use Permit | [Section 12.4.6] |
| Child care centers | Use Permit | [Section 12.4.1] |
| Hospitals | Use Permit | [Section 12.4.2] |
| Schools (Elementary, Middle, High) | Use Permit | [Section 12.4.1] |
| All major utilities | Use Permit | [Section 12.4.9] |
| All other minor utilities | Permitted By-Right | [Section 12.4.9] |
Commercial and Retail Exceptions
While the RA8-18 Multiple-family Dwelling District in Arlington County is residential, limited commercial activities are permitted under strict conditions, usually as special exceptions.
- Bed and breakfasts: Allowed via Use Permit [Section 12.5.3].
- Open-air markets: Allowed via Use Permit [Section 12.5.17].
- Mortuaries and funeral homes: Allowed via Site Plan [Section 12.5.14].
- Offices or clinics (medical or dental): Allowed via Use Permit [Section 12.5.16].
Prohibited Uses
In the RA8-18 Multiple-family Dwelling District, any use not explicitly marked with a "P", "U", "S", or "C" in the principal use table is prohibited [Section 6.1.2.D]. This includes, but is not limited to:
- Retail Sales: Large-format retail, grocery stores, pharmacies, and general retail shops.
- Food Establishments: Restaurants, bars, and catering services.
- Industrial Uses: Heavy industrial, light industrial service, manufacturing, and production.
- Vehicle Services: Vehicle sales, rental, leasing, and repair shops.
- Warehouse and Freight: Storage warehouses and wholesale trade operations.
RA8-18 Density and Dimensional Standards
Development in the RA8-18 Multiple-family Dwelling District must adhere to the following by-right standards. Arlington County may allow for modifications to these through the site plan approval process [Section 6.3.4].
| Type of Standard | One-family Dwelling | Two-family (Duplex) | Multiple-family / Townhouse |
|---|---|---|---|
| Minimum Lot Area | 6,000 sq. ft. | 7,000 sq. ft. | 7,500 sq. ft. |
| Minimum Lot Width | 60 ft. | 70 ft. | 75 ft. |
| Max Height (Feet) | 35 ft. | 35 ft. | 40 ft. |
| Max Height (Stories) | 3 stories | 3.5 stories | 4 stories |
Height Exceptions
Arlington County allows for increased height in the RA8-18 Multiple-family Dwelling District under specific conditions:
- General Site Plan: Building heights may be increased up to 8 stories or 75 feet via special exception [Section 6.3.4.D.1.a].
- Fort Myer Heights North Special District: In the "Revitalization Area" of this district, building heights may reach 12 stories or 125 feet if developed via site plan [Section 6.3.4.D.1.b].
- Large-scale housing projects: For projects with a site area of 20 acres or more, heights may be increased up to 10 stories or 95 feet [Section 6.3.4.D.1.c].
Sections Cited
- Article 1. Introductory Provisions
- Article 6. Multiple-Family (RA) Districts
- Section 6.1. Multiple-family (RA) Districts Use Tables
- Section 6.3. RA8-18, Multiple-family Dwelling District
- Article 12. Use Standards
- Section 12.3. Residential Use Standards
- Section 12.4. Public and Civic Use Standards
- Section 12.5. Commercial/Mixed Use Standards
- Article 18. Definitions