S-3A Special District in Arlington County: Purpose and Regulations
The Arlington County S-3A Special District is established to preserve significant properties in a relatively undeveloped state for active or passive recreation, scenic vistas, and environmental conservation. Development in the S-3A district typically requires large lots, such as a minimum of 3 acres for by-right one-family dwellings, and limits building heights to between 35 and 45 feet depending on the use. Permitted land uses in the Arlington County S-3A district primarily include public and civic institutions, such as parks, libraries, community centers, and schools, with most intensive developments requiring a special exception use permit or site plan approval.
Purpose and General Character
The primary intent of the S-3A, Special District in Arlington County is to encourage the retention of specific properties in an undeveloped state [Section 4.2.1]. These properties often possess unique site advantages or features that make them desirable as public or private assets for recreation or the preservation of scenic vistas. The S-3A district is also used to protect environmentally sensitive areas, such as stream valley floodplains [Section 4.2.1].
The general character of the Arlington County S-3A district is defined by low-intensity land use and significant open space. While it allows for certain residential and institutional buildings, the regulations are designed to maintain the open nature of the landscape [Section 4.2.1].
Permitted Land Uses
Land uses in the Arlington County S-3A district are categorized by whether they are permitted by-right (P), require a special exception use permit (U), or require site plan approval (S) [Section 4.1.2].
Residential Uses
- One-family detached dwellings: Permitted by-right.
- Recovery residences: Permitted by-right for eight or fewer residents; requires a use permit for more than eight residents.
- Group homes: Requires a use permit.
Public, Civic, and Institutional Uses
The S-3A district emphasizes community-oriented and educational facilities [Section 4.1.2]:
- By-Right (P): Community centers, libraries, museums, art galleries or studios, parks, playgrounds, playfields, and religious institutions (churches, mosques, synagogues, and temples).
- Use Permit (U): Child care centers, hospitals, and elementary, middle, or high schools.
- Site Plan (S): Higher education facilities (colleges and universities).
- Mixed Requirement: Community swimming pools are permitted by-right or via use permit depending on specific standards.
Utilities and Communication
- Minor Utilities: Permitted by-right (e.g., small cell or micro-wireless facilities).
- Major Utilities: Requires a use permit.
- Telecommunications: Permitted by-right for facilities under 50 feet; requires a use permit for taller structures [Section 12.7.2].
Density and Dimensional Standards
Arlington County enforces specific area, width, and height requirements for the S-3A district to ensure development remains consistent with its preservation goals.
By-Right Development Standards
| Type of Standard | One-Family Dwelling | All Other Uses |
|---|---|---|
| Minimum Lot Area | 3 acres | 6,000 square feet |
| Minimum Average Lot Width | 60 feet | 60 feet |
| Maximum Building Height | 35 feet | 45 feet |
Special Exception Development Standards
Development allowed by special exception (use permit or site plan) must adhere to the following unless otherwise modified by the County Board [Section 4.2.3.B].
| Type of Standard | Colleges, Hospitals, and Social Service Institutions | All Other Uses |
|---|---|---|
| Minimum Lot Area | 5 acres | 6,000 square feet |
| Minimum Average Lot Width | N/A | 60 feet |
| Maximum Building Height | 45 feet | 45 feet |
District Use and Site Standards
Arlington County provides specific standards for certain uses within the S-3A district to mitigate impacts on the surrounding environment and infrastructure.
Schools
For elementary, middle, and high schools in the S-3A district, the County Board may modify required parking ratios and setbacks via the use permit process [Section 4.2.4.A]. Proposed school projects are evaluated on their compatibility with the scale and massing of the neighborhood, their facilitation of various transportation options, and their emphasis on energy conservation and environmental sustainability [Section 4.2.4.A.3].
Signage and Illumination
Signs in the S-3A district are subject to strict lighting standards to protect the viewshed. The maximum allowable luminance for most signs in the S-3A district is 50 cd/m2 [Section 13.12.2.A]. For automatic changeable copy signs, the limit is 2,000 cd/m2 during daylight hours and 50 cd/m2 during nighttime hours [Section 13.12.2.C].
Parking
Parking in the S-3A district must generally follow the standards set in Article 14. For instance, religious institutions must provide one parking space for every five sanctuary seats [Section 14.3.7.A].
Sections Cited
- Section 4.1. Public (P) Districts Use Tables
- Section 4.2. S-3A, Special District
- Section 12.7.2. Telecommunications Facilities
- Section 13.12.2. Maximum allowable luminance
- Section 14.3.7. Required parking and standing space