Setback Requirements for the R-5 District in Arlington County
In the Arlington County R-5 district, main residential buildings must be set back at least 25 feet from the street right-of-way line, though this distance may be reduced to the average of existing structures on the same frontage. Side setbacks for the R-5 district are typically 10 feet but may be reduced to 8 feet on one side, while rear setbacks for main buildings on interior lots must be at least 25 feet.
Overview of R-5 District Setbacks
The R-5: One-family and Restricted Two-family Dwelling District is subject to the placement and setback regulations defined in the general "Density and Dimensional Standards" of the Arlington County Zoning Ordinance [§5.7.3]. These standards ensure appropriate spacing for safety, privacy, and community character.
Main Building Setbacks (One-Family and Two-Family Dwellings)
For all one-family and restricted two-family dwellings in the R-5 district, the following minimum setbacks apply to the main structure:
| Setback Type | Minimum Requirement |
|---|---|
| Front (Street) | The larger of 50 feet from the street centerline or 25 feet from the street right-of-way line [§3.2.6.A.1]. |
| Side (Individual) | 10 feet; however, one side yard may be reduced to 8 feet [§3.2.6.A.2(b)]. |
| Side (Aggregate) | The total width of both side yards must be at least 30% of the required lot width [§3.2.6.A.2(b)]. |
| Rear (Interior Lot) | 25 feet from the rear lot line [§3.2.6.A.2(b)]. |
Front Setback Averaging
Arlington County allows for a reduction in the front setback for R-5 district residential structures based on the existing block pattern. The 25-foot street right-of-way setback may be reduced to the average distance of the front walls of existing structures on the same frontage, provided it is at least 15 feet. However, any parking garage must still be set back at least 18 feet from the street right-of-way line [§3.2.6.A.1(e)].
Accessory Building Setbacks in the R-5 District
Accessory buildings in the Arlington County R-5 district, such as detached garages or sheds, are subject to different placement rules depending on their size, height, and the type of lot [§3.2.6.A.2(c)].
| Accessory Building Type | Setback Requirement |
|---|---|
| General Rule (Height < 25ft / 1.5 stories) | Must be at least 8 feet from the main building. |
| Large/Tall (2+ stories or > 25ft height) | Must be at least 10 feet from any lot line and 15 feet from the main building. |
| Interior Lot Line (Eaves) | The eave of an accessory building must be at least 1 foot from a side or rear lot line. |
| Corner Lot (Side Line) | Must be at least 1 foot from a side lot line. |
| Corner Lot (Rear Line) | Must be at least 10 feet from the rear lot line. |
| Street Setback | Must be at least 25 feet from any street or officially designated street right-of-way line. |
Permitted Encroachments into R-5 Setbacks
Arlington County allows certain architectural features to extend into the required yards of the R-5 district. These are limited to ensure they do not infringe upon the open space intended for the lot [§3.2.6.A.3].
- Bay Windows and Chimneys: May encroach up to 18 inches into any required yard.
- Balconies, Decks, and Patios: Unenclosed features may encroach up to 4 feet into required yards, provided they remain at least 5 feet from any property line.
- Porches: On interior lots, porches may encroach up to 4 feet into the front and rear yards, but they cannot be closer than 21 feet to any street right-of-way line.
- Stairs and Steps: May encroach into required yards but must remain at least 5 feet from any lot line. If the stairs are less than 8 inches above finished grade, they may extend to the lot line.
Visual Clearance at Corners
For corner lots in the Arlington County R-5 district, a "sight triangle" must be maintained for safety. No structures, fences, or plantings may obstruct vision between a height of 3 feet and 10 feet above the curb level within the triangle formed by the intersection of street right-of-way lines and a line connecting them 25 feet from the intersection [§3.2.6.A.4].
Sections Cited
- §3.2.6 Placement
- §3.2.6.A.1 Setbacks from any street
- §3.2.6.A.2 Side and rear yards
- §3.2.6.A.3 Encroachments allowed into required yards and courts
- §3.2.6.A.4 Visual clearance (corners)
- §5.7 R-5, One-Family and Restricted Two-Family Dwelling District
- §5.7.3 Density and dimensional standards