Retail and Commercial Shopping Center Zoning in Arlington County
Retail stores and commercial shopping centers in Arlington County are primarily permitted in the Article 7 Commercial/Mixed Use (C) Districts, ranging from low-intensity local centers in the C-1 District to high-density regional nodes in the C-3 District. Most retail sales categories, including grocery stores, bakeries, and newsstands, are allowed by-right in these commercial districts as well as in the Article 8 Industrial (M) Districts. Shopping centers are formally classified based on size, with Community Shopping Centers requiring at least 200,000 square feet and Urban Regional Shopping Centers requiring at least 500,000 square feet of retail, entertainment, and food establishment uses [§7.1.2, §8.1.2, §18.2].
Primary Zoning Districts for Retail and Commercial Centers
The Arlington County Zoning Ordinance establishes several specific districts intended for retail and commercial development. These are grouped based on the intensity of use and their proximity to transportation corridors.
Commercial/Mixed Use (C) Districts
Arlington County identifies the following as the primary districts for retail and shopping activities:
- C-1 Local Commercial District: Designed for low-intensity retail and personal service uses that serve the immediate neighborhood. These are often developed as unified shopping centers with linear or cluster designs [§7.7.1].
- C-2 Service Commercial-Community Business District: Located primarily along principal arterial streets, this district provides for a broad variety of retail, service, and office uses intended to serve a wider community than the C-1 district [§7.17.1].
- C-3 General Commercial District: Provides for the highest intensity of retail uses, building density, and height within the commercial classifications [§7.19.1].
- C-R Commercial Redevelopment District: Encourages medium-density mixed-use development and is specifically designed for locations within one-quarter mile of Metrorail stations [§7.20.1].
- MU-VS Mixed Use Virginia Square District: Focuses on coordinated mixed-use development within the Virginia Square Metro station area, with specific requirements for ground-floor retail space [§7.8.1, §7.8.5].
Industrial (M) Districts
While intended for industrial use, the Arlington County Zoning Ordinance allows a significant range of retail uses by-right in industrial areas to support the business environment:
- CM Limited Industrial District: Allows light manufacturing and wholesale alongside retail sales [§8.2.1].
- M-1 Light Industrial District and M-2 Service Industrial District: These districts permit most retail sales categories, including drug stores, florists, and grocery stores [§8.1.2].
Permitted Retail Use Types
The following table outlines the permission levels for common retail uses across key Arlington County commercial and industrial districts.
| Specific Use Type | C-1 | C-2 | C-3 | CM | M-1 | M-2 |
|---|---|---|---|---|---|---|
| Bakeries | P | P | P | P | P | P |
| Drug stores | P | P | P | P | P | P |
| Florist or gift shops | P | P | P | P | P | P |
| Grocery stores | P | P | P | P | P | P |
| Newsstands | P | P | P | P | P | P |
| Secondhand stores | P | P | P | P | P | P |
| Kiosks | U | U | U | U | U | U |
| Open-air markets | U | U | U | U | U | U |
Key: P = Allowed by-right; U = Requires Use Permit approval [§7.1.2, §8.1.2]
Commercial Shopping Center Classifications
Arlington County distinguishes between different scales of commercial centers based on gross floor area and layout.
Community Shopping Centers
A Community Shopping Center in Arlington County is a building or portion of a building with a minimum gross floor area of 200,000 square feet but less than 500,000 square feet. It must contain retail, entertainment, and food establishment uses connected by a shared interior or exterior pathway and feature shared on-site parking [§18.2].
Urban Regional Shopping Centers
These are major commercial nodes consisting of at least 500,000 square feet of retail, restaurant, and entertainment uses. They must be configured in at least two stories and are not bisected by any street. The Arlington County Zoning Ordinance provides additional purposes for these centers, including the management of pedestrian traffic among many commercial tenants and assisting with wayfinding through specialized sign systems [§13.8.1, §18.2].
Density and Dimensional Standards
Retail developments must adhere to specific Floor Area Ratio (FAR) and height limits established by the Arlington County Zoning Ordinance.
| Standard Type | C-1 District | C-2 District | C-3 District | C-R District |
|---|---|---|---|---|
| Minimum Lot Area | 6,000 sq. ft. | 6,000 sq. ft. | 6,000 sq. ft. | 20,000 sq. ft. |
| Max Building Height | 35 feet | 45 feet | 75 feet | 55 feet |
| Max Floor Area Ratio | 1.0 | 1.5 | Subject to §9.2.2.D | 3.0 |
Note: Heights in the C-R district may be increased up to 110 feet depending on the distance from R or RA districts [§7.7.3, §7.17.4, §7.19.5, §7.20.3].
Parking Requirements for Retail Uses
Arlington County mandates off-street parking for retail establishments based on the gross floor area and location of the use.
| Use Type | Minimum Parking Requirement |
|---|---|
| Standard Retail/Service | 1 space per 250 sq. ft. of floor area on the first floor |
| Retail (above 1st floor) | 1 space per 300 sq. ft. of floor area |
| Neighborhood Commercial Center | 1 space per 600 sq. ft. of floor area |
| Restaurants | 1 space per each 6 seats |
Note: Parking requirements are generally eliminated for retail uses under 5,000 square feet when located within 1,000 feet of a Metrorail station entrance [§14.3.6, §14.3.7].
Sections Cited
- Section 7.1.2 Commercial/Mixed Use (C) Districts Principal Use Table
- Section 7.7.1 C-1, Local Commercial District - Purpose
- Section 7.7.3 C-1 District Density and Dimensional Standards
- Section 7.8.1 MU-VS, Mixed Use Virginia Square District - Purpose
- Section 7.17.1 C-2, Service Commercial-Community Business District - Purpose
- Section 7.17.4 C-2 District Density and Dimensional Standards
- Section 7.19.1 C-3, General Commercial District - Purpose
- Section 7.19.5 C-3 District Density and Dimensional Standards
- Section 7.20.1 C-R, Commercial Redevelopment District - Purpose
- Section 7.20.3 C-R District Density and Dimensional Standards
- Section 8.1.2 Industrial (M) Districts Principal Use Table
- Section 8.2.1 CM, Limited Industrial District - Purpose
- Section 12.2.5.G Retail Use Category Characteristics
- Section 13.8.1 Urban Regional Shopping Centers - Additional Purposes
- Section 14.3.6 Parking in Metro Station Areas
- Section 14.3.7 Required Parking and Standing Space
- Section 18.2 General Terms Defined (Community Shopping Center, Urban Regional Shopping Center)