S-D: Special Development Zoning District in Arlington County
The S-D: Special Development district in Arlington County is a public-oriented zoning classification designed to accommodate a mix of residential, institutional, and high-intensity community service uses. While by-right one-family dwellings are permitted on 6,000-square-foot lots, larger institutional developments like hospitals and nursing homes require a minimum of one acre (43,560 square feet) and often necessitate site plan approval to reach maximum densities of 1.5 Floor Area Ratio (FAR) and heights up to 95 feet.
Purpose and General Character
In Arlington County, the S-D: Special Development district is categorized as a Public (P) district [§1.7.1]. While the specific purpose statement for this district is currently reserved in the Arlington County Zoning Ordinance, its character is defined by its ability to facilitate significant community infrastructure and specialized residential living environments, such as elder care facilities and hospitals [§4.3.1, §4.3.3.B].
The S-D: Special Development district serves as a flexible zone where standard residential uses coexist with large-scale public and private institutions. Development in this district is heavily regulated by the intensity of the use; for example, hospitals and medical facilities are subject to specific "tapering" guidelines to ensure they remain compatible with surrounding residential neighborhoods [§4.3.3.D.1].
Permitted Land Uses
Land uses in the S-D: Special Development district are divided into those permitted by-right, those requiring a use permit, and those requiring a formal site plan approval from the Arlington County Board.
Residential and Group Living
The S-D: Special Development district allows for a variety of living arrangements, particularly focused on elderly residents and those requiring assistance.
| Use Type | Permission Level | Use Standard |
|---|---|---|
| One-family Dwelling | By-Right | -- |
| Recovery Residence | By-Right / Use Permit | §12.3.9 |
| Independent Living Facilities | Site Plan | §12.3.12 |
| Assisted Living Facilities | Site Plan | §12.3.12 |
| Continuing Care Retirement Communities | Site Plan | §12.3.12 |
| Group Homes | Use Permit / Site Plan | §12.3.6 |
| Nursing Homes | Site Plan | §12.3.12 |
Public, Civic, and Institutional Uses
Arlington County permits a wide range of institutional uses within the S-D: Special Development district to serve the public interest.
| Use Type | Permission Level | Use Standard |
|---|---|---|
| Community Centers, Libraries, Museums | By-Right | -- |
| Fire and Police Stations | By-Right | -- |
| Parks, Playgrounds, and Playfields | By-Right | -- |
| Child Care Centers | Use Permit | §12.4.1 |
| Schools (Elementary, Middle, or High) | Use Permit / Site Plan | §12.4.7 |
| Colleges and Universities | Use Permit / Site Plan | -- |
| Hospitals | Use Permit / Site Plan | -- |
| Passenger Terminals (Bus, Rail, etc.) | Use Permit | §12.4.4 |
Commercial and Industrial Uses
While primarily residential and institutional, the S-D: Special Development district allows for limited retail and service functions, often in a temporary or regulated capacity.
| Use Type | Permission Level | Use Standard |
|---|---|---|
| All Minor Utilities | By-Right | §12.4.9 |
| Open-air Markets | Use Permit | §12.5.17 |
| Kiosks | Use Permit | §12.5.12 |
| Publicly-owned Parking Area | Use Permit | §12.4.3 |
| Recycling Centers | Use Permit | -- |
| Telecommunications Facilities | By-Right / Use Permit | §12.7.2 |
Density and Dimensional Standards
Arlington County applies different dimensional standards in the S-D: Special Development district depending on whether the development is a single-family home or a larger institutional project.
By-Right Development Standards
Standard developments that do not require special exceptions must adhere to the following metrics:
| Standard | One-Family Dwelling | All Other Uses |
|---|---|---|
| Minimum Lot Area | 6,000 sq. ft. | 43,560 sq. ft. |
| Minimum Average Lot Width | 60 feet | -- |
| Maximum Height (Stories) | 3 stories | 3 stories |
| Maximum Height (Feet) | 35 feet | 45 feet |
| Maximum Floor Area Ratio (FAR) | -- | 1.0 |
| Maximum Lot Coverage | 56% | 56% |
Special Exception Standards
For specialized facilities like nursing homes and housing for the elderly, the Arlington County Board may approve increased density and height via a site plan [§4.3.3.B].
| Standard | Nursing/Convalescent/Elderly Housing | All Other Uses |
|---|---|---|
| Minimum Lot Area | 43,560 sq. ft. | 43,560 sq. ft. |
| Max. Stories (Site $\ge$ 2 acres) | 6 stories | 6 stories |
| Max. Stories (Site $\ge$ 3 acres) | 10 stories | 10 stories |
| Max. Height (Site $\ge$ 2 acres) | 60 feet | 60 feet |
| Max. Height (Site $\ge$ 3 acres) | 95 feet | 95 feet |
| Max. Floor Area Ratio (FAR) | 1.5 | 1.0 |
| Max. Lot Coverage (by Site Plan) | 75% | 75% |
District-Specific Regulations
Floor Area Ratio (FAR) by Site Plan
In the S-D: Special Development district, the maximum gross floor area for a project generally cannot exceed the site area multiplied by the prevailing FAR of the surrounding area. This is calculated by averaging the FAR of all improvements on every lot within 260 feet of the subject site. However, the Arlington County Board may approve a site plan with a maximum FAR not exceeding 1.0 for hospitals and related medical facilities [§4.3.3.D.1].
Building Placement and Neighborhood Impact
Arlington County mandates that buildings in the S-D: Special Development district be concentrated in locations that minimize negative impacts on surrounding neighborhoods. Developments must feature "tapering" in height and mass. Specifically, the building line must be set back at least as far as the required building line of surrounding properties zoned Residential (R) or Residential Apartment (RA) [§4.3.3.D.1].
Parking Standards
Automobile parking in the S-D: Special Development district must generally be provided in accordance with the county-wide standards in Article 14. However, for projects approved via site plan, the County Board may modify these requirements. Arlington County encourages placing parking underground whenever feasible for these developments [§4.3.5, §4.3.3.D.1].
Sections Cited
- Article 1. Introductory Provisions (§1.7.1)
- Article 4. Public (P) Districts (§4.1.2, §4.3.1, §4.3.2, §4.3.3, §4.3.4, §4.3.5, §4.3.6)
- Article 12. Use Standards (§12.3.6, §12.3.9, §12.3.12, §12.4.1, §12.4.3, §12.4.4, §12.4.7, §12.4.9, §12.5.12, §12.5.17, §12.7.2)
- Article 14. Site Development Standards (§14.3)