Guide to the HC: Highway Commercial District in Arlington, Texas
The Highway Commercial (HC) district in the City of Arlington is designed for high-visibility commercial activity along regional corridors, supporting a maximum residential density of 36 dwelling units per acre for mixed-use developments. This district requires a minimum lot size of 10,000 square feet and mandates significant 20-foot setbacks from all street frontages to maintain a professional, landscaped aesthetic for visitors and residents.
Purpose of the Highway Commercial (HC) District
The primary intent of the HC district is to provide suitable locations for a broad range of commercial uses that require high visibility and easy access to regional roadways. The City of Arlington specifically targets this district for businesses that serve both residents and visitors, such as automobile sales and services, hotels, and drive-through or drive-in restaurants [Section 2.3.7.A].
General Character
The general character of the HC district is defined by its role as a gateway into the City of Arlington. Because these sites are subject to frequent view by the public and high volumes of vehicle traffic, the City of Arlington requires an attractive appearance through:
- High-Quality Design: Integration of landscaping and well-designed parking facilities.
- Traffic Management: Controlled traffic movement to accommodate high volumes of cars, trucks, and commercial vehicles.
- Anti-Strip Development: The City of Arlington explicitly discourages "strip development" patterns within the HC district to preserve the aesthetic and functional integrity of its major thoroughfares [Section 2.3.7.A].
Dimensional Standards
The City of Arlington enforces specific physical requirements for all developments within the HC district to ensure uniformity and adequate buffering.
| Standard | Requirement |
|---|---|
| Max Density | 36 dwelling units per acre [Section 2.3.7.B] |
| Min Lot Area | 10,000 square feet [Section 2.3.7.C] |
| Min Setback: Freeway/Frontage Road | 20 feet [Section 2.3.7.D] |
| Min Setback: All Other Streets | 20 feet [Section 2.3.7.D] |
| Min Setback: Side Interior | 20 feet [Section 2.3.7.D] |
| Min Setback: Rear Interior | 10 feet [Section 2.3.7.D] |
| Min Setback: Adjacent to Single-Family | 25 feet [Section 2.3.7.D] |
| Max Building Height | No general limit, but subject to residential transitions [Section 4.1.7.E] |
Height Transitions
While there is no fixed maximum height for most of the HC district, the City of Arlington protects adjacent residential areas through a "height setback." A building's height in the HC district cannot exceed 45 feet within the first 75 feet of a shared property line with a single-family residential use. Beyond that, the height is limited to a ratio of one foot of height for every one foot of distance from the residential property line [Section 4.1.7.E].
Permitted Land Uses
The HC district allows for a diverse mix of commercial, institutional, and high-density residential uses.
Residential and Mixed-Use
The City of Arlington permits multi-family and mixed-use residential developments in the HC district by-right, provided they meet supplemental standards. Residential uses must achieve a net positive tree preservation plan and provide common open space [Section 3.1.5.B, Section 5.12.4.B].
Commercial and Industrial
The following table highlights key commercial permissions in the HC district:
| Use Category | Permission Level |
|---|---|
| Hotel (Luxury, Upscale, Convention) | Permitted (P*) / Specific Use Permit (S*) [Section 3.1.5.B] |
| Restaurant (General or Drive-through) | Permitted (P/P*) [Section 3.1.5.B] |
| Auto Service Center | Permitted subject to standards [Section 3.2.3.B] |
| Medical or Dental Office | Permitted (P) [Section 3.1.5.B] |
| Gas Well | Specific Use Permit (S*) [Section 3.1.5.B] |
| General Retail Store | Permitted (P) [Section 3.1.5.B] |
Parking Requirements
Off-street parking in the HC district is calculated based on the specific use of the property.
| Use Type | Parking Ratio |
|---|---|
| Office/Professional | 2.5 spaces per 1,000 sq. ft. GFA [Table 5.4-1] |
| General Retail | 3.0 spaces per 1,000 sq. ft. GFA [Table 5.4-1] |
| Restaurant | 10 spaces per 1,000 sq. ft. GFA [Table 5.4-1] |
| Hotel | 1 space per guest room (up to 100 units) [Table 5.4-1] |
In the City of Arlington, surface parking lots in the HC district must be located to the side or rear of buildings whenever possible to avoid large "seas of parking" along the street frontage [Section 5.4.9.C.1].
Sections Cited
- Section 2.3.7 Highway Commercial | HC
- Section 3.1.5 Table of Allowed Uses
- Section 3.2.3 Commercial Use Supplemental Standards
- Section 4.1.7.E Special Height Limitations in Non-Residential Zoning Districts
- Section 5.4.9 Parking Facility Location and Design
- Section 5.12.4 Site Design and Building Organization (Multi-family)
- Table 5.4-1 Off-Street Parking Schedule A