The R-5 One-family and Restricted Two-family Dwelling District in Arlington County
The Arlington County R-5 district is designed for low-density residential neighborhoods, primarily authorizing one-family detached dwellings on lots of at least 5,000 square feet with a maximum height of 35 feet. While the district maintains a single-family character, it permits restricted two-family dwellings (duplexes and semidetached units) on specific transitional sites or arterial streets, provided they meet architectural compatibility standards and provide two off-street parking spaces per unit [§5.7.1, §5.7.5].
Purpose of the R-5 District
The primary purpose of the R-5 One-family and Restricted Two-family Dwelling District is to provide for one-family dwellings on relatively small lots within Arlington County. Additionally, the district allows for the development of two-family dwellings (duplexes and semidetached dwellings) under specific circumstances. A key objective of the Arlington County R-5 district is to ensure that any two-family developments are architecturally compatible with the existing one-family detached dwellings in the neighborhood. The Arlington County Zoning Ordinance explicitly prohibits the conversion of an existing one-family dwelling into a two-family dwelling within this district [§5.7.1].
Permitted Land Uses
Land uses in the Arlington County R-5 district are categorized by their approval process: by-right, use permit (special exception), or site plan approval.
Principal Permitted Uses
The following uses are allowed by-right or via specific permits in the Arlington County R-5 district:
- Residential: One-family detached dwellings, recovery residences (8 or fewer residents), and two-family dwellings (subject to specific location and site standards) [§5.1.2, §12.3.9].
- Public and Institutional: Churches, mosques, synagogues, and temples are permitted by-right. Other uses such as schools (elementary, middle, and high), hospitals, libraries, museums, and community centers require a use permit [§5.1.2].
- Agricultural: All agricultural uses are permitted by-right [§5.1.2].
- Utilities: Small cell or micro-wireless facilities are permitted by-right, while major utilities and bus shelters require a use permit [§5.1.2].
Accessory Uses
Common accessory uses permitted in the Arlington County R-5 district include:
- Accessory dwellings and family/caregiver suites [§12.9.2, §12.9.8].
- Home occupations and accessory homestays [§12.9.11, §12.9.12].
- Private swimming pools and guest houses [§12.9.17, §12.9.10].
- Family day care homes [§12.9.9].
Density and Dimensional Standards
Development in the Arlington County R-5 district must adhere to strict area, width, and height requirements. These standards vary depending on whether the use is a standard one-family dwelling or a restricted two-family dwelling.
By-Right Development Standards
| Type of Standard | One-Family Dwelling | All Other Uses |
|---|---|---|
| Minimum Lot Area | 5,000 sq. ft. | 5,000 sq. ft. |
| Minimum Lot Area per Dwelling Unit | 5,000 sq. ft. | 5,000 sq. ft. |
| Minimum Average Lot Width | 50 feet | 50 feet |
| Maximum Height | 35 feet | 35 feet |
Restricted Two-Family Dwelling Standards (Special Exception)
Two-family dwellings are permitted on transitional sites or sites located on principal/minor arterial streets in the Arlington County R-5 district subject to the following [§5.7.3.B]:
| Type of Standard | Semi-Detached | Duplex |
|---|---|---|
| Minimum Site Area | 8,700 sq. ft. | 8,700 sq. ft. |
| Minimum Lot Area | 4,350 sq. ft. | 8,700 sq. ft. |
| Min. Avg. Lot Width (Use Permit) | 35 feet | 70 feet |
| Min. Avg. Lot Width (Site Plan) | 28 feet | 56 feet |
| Maximum Height | 35 feet | 35 feet |
| Min. Floor Area per Dwelling Unit | 750 sq. ft. | 750 sq. ft. |
Lot Coverage and Placement
Arlington County regulates the physical footprint of structures in the R-5 district to preserve open space and neighborhood character.
Maximum Coverage and Cap
| Category | Standard Limit |
|---|---|
| Maximum Lot Coverage (%) | 45% |
| Max. Coverage with Front Porch (min. 60 sq. ft.) | 48% |
| Max. Coverage with Detached Rear Garage | 50% |
| Max. Coverage with both Porch and Detached Garage | 53% |
| Maximum Main Building Footprint Coverage | 34% |
| Max. Main Building Footprint with Front Porch | 37% |
| Absolute Max. Main Building Footprint | 2,380 sq. ft. |
| Absolute Max. Footprint with Front Porch | 2,590 sq. ft. |
Minimum Setbacks (Required Yards)
Buildings in the Arlington County R-5 district must be placed according to the following minimum setback requirements [§3.2.6]:
- Front Yard: No structure may be closer than 25 feet from any street right-of-way line.
- Side Yard: Minimum of 10 feet, though one side may be reduced to 8 feet. The aggregate width of both side yards must be at least 30 percent of the lot width.
- Rear Yard: Minimum of 25 feet for the main structure.
Parking Requirements
Arlington County requires that all residential developments in the R-5 district provide adequate off-street parking to mitigate neighborhood congestion.
- Standard Requirement: Two parking spaces are required per dwelling unit [§5.7.5.A].
- Location: Parking spaces may encroach on the exterior 10 feet of a setback area if located on a paved driveway with an approved curb cut [§14.3.3.I].
Sections Cited
- Article 3. Density and Dimensional Standards
- Section 3.2.5. Coverage
- Section 3.2.6. Placement
- Section 5.1.2. Residential (R) Districts Principal Use Table
- Section 5.7. R-5, One-Family and Restricted Two-Family Dwelling District
- Section 10.4. Expanded Housing Option Development
- Section 12.3. Residential Use Standards
- Section 12.9. Accessory Use Standards
- Section 14.3. Parking and Loading