FH: Flex Hybrid District Regulations in the City of Arlington
The Flex Hybrid (FH) district in the City of Arlington is a specialized designation designed to support clean, low-impact business uses such as research and development, e-commerce, and small-scale manufacturing. It allows for residential densities up to 36 units per acre and high-density mixed-use developments, but strictly prohibits any form of outside storage. Development within the Flex Hybrid district must adhere to high-quality architectural standards reflective of Class A office or retail space [Section 2.3.14, Section 3.2.4.A.2.f].
Purpose and Applicability
The Flex Hybrid district is established to provide space for "clean" business uses that do not generate smoke, noise, noxious odors, or other hazards traditionally associated with industrial zones. The City of Arlington intended for this district to support a variety of modernized activities, including micro-warehouses, data centers, and scientific technology [Section 2.3.14]. A key feature of the Flex Hybrid district is the requirement for building interiors to be designed for easy conversion between different combinations of allowed uses [Section 3.2.4.A.1].
Dimensional Standards
Development within the Flex Hybrid district must comply with specific setbacks and height restrictions, particularly when located near residential areas.
| Standard | Requirement |
|---|---|
| Maximum Residential Density | 36 dwelling units per acre [Section 2.3.14] |
| Minimum Lot Area | N/A [Section 2.3.14] |
| Setbacks | |
| Freeway or Frontage Road | 20 feet [Section 2.3.14] |
| All other streets | 10 feet [Section 2.3.14] |
| Side and/or Rear | 0 feet [Section 2.3.14] |
| Adjacent to Single-Family (side and/or rear) | 25 feet [Section 2.3.14] |
| Building Height | |
| Maximum Height (General) | N/A (Refer to Section 4.1.6.E) [Section 2.3.14] |
| Within 75 feet of Single-Family shared line | 45 feet maximum [Section 4.1.7.E.1.a] |
| Distance-based limit | 1 foot of height for every 1 foot of distance from Single-Family shared line [Section 4.1.7.E.1.b] |
Allowed Uses
The City of Arlington allows a wide range of uses in the Flex Hybrid district, categorized by their classification in the primary use tables.
Residential and Mixed-Use
- Multi-family Dwellings: Permitted subject to supplemental standards [Table 3.1-2].
- Mixed-Use Development or Building: Permitted subject to supplemental standards [Table 3.1-2].
- Live/Work Dwellings: Permitted [Table 3.1-2].
Commercial and Office
- Professional Offices: Business, professional, or medical offices [Table 3.1-2].
- Retail: General retail stores, firearm sales, and small box discount stores (the latter requires a Specific Use Permit) [Table 3.1-2].
- Food and Beverage: Restaurants (including drive-through), bars, catering services, and sidewalk cafes [Table 3.1-2].
- Services: Bank or financial institutions, veterinary clinics, and telemarketing call centers [Table 3.1-2].
Industrial and Wholesale
- Manufacturing and Assembly, Small-Scale: Permitted [Table 3.1-2].
- Custom and Craft Work: Permitted subject to supplemental standards [Table 3.1-2].
- Wholesale Supply Business: Permitted, provided no single tenant space exceeds 10,000 square feet [Section 3.2.4.E.3].
- Self-Storage Facility: Permitted subject to non-residential design standards [Table 3.1-2].
Public and Institutional
- Community Facilities: Art galleries, museums, government buildings, and religious assemblies [Table 3.1-2].
- Educational: Business schools, trade schools, and universities [Table 3.1-2].
Prohibited Uses
If a use is not explicitly listed as permitted or allowed by a Specific Use Permit in the Flex Hybrid district column of the use tables, it is prohibited [Section 3.1.1].
- Outside Storage: No outside storage of materials, products, or equipment is permitted in the Flex Hybrid district [Section 3.2.4.A.2.f].
- Industrial Hazards: Any use that generates smoke, noise, or noxious odors traditionally caused by heavy industrial uses [Section 2.3.14].
- Pole Signs: Support for business signage must be ground-mounted; pole signs are not allowed in the Flex Hybrid district [Table 3.1-2].
- Electronic Message Centers (EMCs): These digital sign types are explicitly prohibited in the Flex Hybrid district [Table 3.1-2].
- Electric Fences: Only permitted in the IM district; therefore, they are prohibited in Flex Hybrid [Section 5.3.4.B.3.a].
Supplemental Design Standards for Flex Hybrid
The City of Arlington enforces specific architectural and site design requirements for the Flex Hybrid district to ensure it maintains a high-end commercial aesthetic.
- Entrances: Primary unit entrances facing public streets must be treated as a signature element with architectural features like pediments, columns, or porticos [Section 3.2.4.A.2.b.i].
- Transparency: At least 25 percent of all walls facing a public street must contain windows or doorways [Section 3.2.4.A.2.b.iv].
- Materials: Masonry is the preferred building material for the front façade to ensure compatibility with other commercial structures [Section 3.2.4.A.2.b.iii].
- Service Bays: Loading areas and service bays are prohibited from facing a public street and must be located at the rear or side of the development [Section 3.2.4.A.2.c.i].
- Parking Layout: No more than one double-loaded parking aisle is permitted in front of a Flex Hybrid development facing the public right-of-way [Section 5.4.4.4.a].
Sections Cited
- Section 2.1.2
- Section 2.3.14
- Section 3.1.1
- Section 3.1.5
- Section 3.2.4
- Section 4.1.6
- Section 4.1.7
- Section 5.3.4
- Section 5.4.4
- Section 12.3.4