S-3A Special District Land Use and Development Guide for Arlington County
The S-3A Special District in Arlington County is established to preserve significant properties in a relatively undeveloped state, specifically targeting land with unique site advantages for active or passive recreation, scenic vistas, and stream valley floodplains. While the district allows for one-family dwellings and essential civic services by-right, many institutional uses such as schools, hospitals, and major utilities require specific County Board approval through use permits or site plans [Section 4.2.1].
Allowed and Restricted Uses in the S-3A District
The Arlington County Zoning Ordinance classifies uses within the S-3A district as permitted by-right (P), requiring a use permit (U), or requiring site plan approval (S). If a use is not listed or the cell is blank in the principal use table, it is generally prohibited unless a similar use interpretation is granted by the Zoning Administrator [Section 4.1.2].
Residential and Group Living Uses
The S-3A district in Arlington County primarily supports low-density residential living and regulated care facilities.
| Use Type | Permission Level | Use Standard Citation |
|---|---|---|
| One-family Dwelling | Permitted By-Right (P) | — |
| Recovery Residence | By-Right or Use Permit (P/U) | §12.3.9 |
| Independent Living Facilities | Site Plan (S) | §12.3.12 |
| Assisted Living Facilities | Site Plan (S) | §12.3.12 |
| Continuing Care Retirement Communities | Site Plan (S) | §12.3.12 |
| Nursing Homes | Site Plan (S) | §12.3.12 |
| Group Homes | Use Permit (U) | §12.3.6 |
Public, Civic, and Institutional Uses
As a public-oriented district, the S-3A designation allows for a wide range of community-serving facilities, though many are subject to discretionary review to ensure the preservation of the land's open character [Section 4.1.2].
| Use Type | Permission Level | Use Standard Citation |
|---|---|---|
| Community Centers | Permitted By-Right (P) | — |
| Libraries | Permitted By-Right (P) | — |
| Museums and Art Galleries or Studios | Permitted By-Right (P) | — |
| Recreation Centers | Permitted By-Right (P) | §12.4.6 |
| Swimming Pools (Community) | By-Right or Use Permit (P/U) | §12.4.8 |
| Fire and Police Stations | Permitted By-Right (P) | — |
| Parks, Playgrounds, and Playfields | Permitted By-Right (P) | — |
| Arboretums, Forests, and Nature Preserves | Permitted By-Right (P) | — |
| Cemeteries | Permitted By-Right (P) | — |
| Country Clubs and Golf Courses | Permitted By-Right (P) | — |
| Churches, Mosques, Synagogues, and Temples | Permitted By-Right (P) | — |
| Schools (Elementary, Middle, or High) | Use Permit or Site Plan (U/S) | §12.4.7 |
| Colleges and Universities | Use Permit or Site Plan (U/S) | — |
| Hospitals | Use Permit or Site Plan (U/S) | §12.2.4.E |
| Child Care Centers | Use Permit (U) | §12.4.1 |
| All other Day Care Uses | Use Permit (U) | — |
| Social Service Institutions | Use Permit (U) | — |
| Passenger Terminals (Bus, Trolley, Air, Boat, Rail) | Use Permit (U) | §12.4.4 |
Commercial, Retail, and Industrial Uses
The S-3A district in Arlington County is highly restrictive regarding commercial and industrial activities. Most retail, service, and manufacturing uses are prohibited [Section 4.1.2].
- Permitted via Use Permit (U): Kiosks [§12.5.12], Open-air markets [§12.5.17], Publicly-owned parking areas [§12.4.3], and Recycling centers.
- Prohibited Uses: Food establishments, theaters, indoor/outdoor retail recreation (e.g., bowling alleys, miniature golf), professional offices, vehicle sales/service, and all heavy or light industrial manufacturing.
Utilities and Communication
| Use Type | Permission Level | Use Standard Citation |
|---|---|---|
| Small cell or micro-wireless facilities | Permitted By-Right (P) | — |
| Telecommunications facilities | By-Right or Use Permit (P/U) | §12.7.2 |
| Minor Utilities (General) | Permitted By-Right (P) | §12.4.9 |
| Bus Shelters and Bike Share Stations | Use Permit (U) | §12.4.4 |
| Major Utilities (General) | Use Permit (U) | §12.4.9 |
Density and Dimensional Standards
Development in the S-3A district must adhere to specific lot and height requirements to maintain the "Special" character of the designation in Arlington County [Section 4.2.3].
By-Right Development Standards
| Standard Type | One-family Dwelling | All Other Uses |
|---|---|---|
| Minimum Lot Area | 3 acres | 6,000 square feet |
| Minimum Average Lot Width | 60 feet | 60 feet |
| Maximum Height | 35 feet | 45 feet |
Special Exception Standards
| Standard Type | Colleges, Hospitals, and Social Service Institutions | All Other Uses |
|---|---|---|
| Minimum Lot Area | 5 acres | 6,000 square feet |
| Minimum Average Lot Width | Not Specified | 60 feet |
| Maximum Height | 45 feet | 45 feet |
District Use Standards for Schools
For elementary, middle, and high schools located within the S-3A district, the Arlington County Board may grant use permits to modify standard requirements. This includes the ability to modify the number of required parking spaces or permit off-site parking [§14.3.7.C]. The Board may also modify setbacks and dimensional standards for school buildings, accessory buildings, and athletic field lighting, provided the project is consistent with the Guiding Principles of the Western Rosslyn Area Plan and does not exceed a height of 175 feet [Section 4.2.4].
Sections Cited
- Article 4, Public (P) Districts
- Section 4.1, Public (P) Districts Use Tables
- Section 4.1.2, Public (P) Districts Principal Use Table
- Section 4.2, S-3A, Special District
- Section 4.2.1, Purpose
- Section 4.2.3, Density and dimensional standards
- Section 4.2.4, District use standards
- Section 12.2.4.E, Hospital
- Section 12.3.6, Group homes
- Section 12.3.9, Recovery residence
- Section 12.3.12, Independent/Assisted living/Nursing homes
- Section 12.4.1, Day care uses
- Section 12.4.3, Publicly owned parking areas
- Section 12.4.4, Passenger terminals/Bus shelters
- Section 12.4.6, Recreation centers
- Section 12.4.7, Schools
- Section 12.4.8, Swimming pools
- Section 12.4.9, Utilities
- Section 12.5.12, Kiosks
- Section 12.5.17, Open-air markets
- Section 12.7.2, Telecommunications facilities
- Section 14.3.7.C, Required parking and standing space modifications